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Home My WebLink AboutZOA-09-05CITY OF WHEAT RIDGE, COLORADO INTRODUCED BY COUNCIL MEMBER SANG Council Bill No. 21 Ordinance No. 1449 Series of 2009 TITLE: AN ORDINANCE AMENDING SECTION 26-501 OF THE WHEAT RIDGE CODE OF LAWS CONCERNING OFF- STREET PARKING SURFACE REQUIREMENTS. WHEREAS, the City of Wheat Ridge (the "City"), acting through its City Council (the "Council'), has authority to enact 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, Subsection 26-501(D) requires certain materials to be used for parking surfaces in off-street parking areas throughout the City but has limited application and does not apply to existing residences through an exemption in Subsection 26-501(A); and WHEREAS, concern has been expressed that vehicles are being parked off-street at existing residences on unimproved soft surfaces like yards or other landscaping materials; and WHEREAS, Council, in responding to this concern, finds that it is necessary to prohibit the parking of vehicles on landscaping or other soft surfaces in residential areas; and WHEREAS, Council finds that some existing residences have driveways that consist of soft surfaces and have existed in such a manner for a significant period of time and that requiring those residents to update their driveways to hard surfaces would be cost prohibitive and therefore finds that an exemption is appropriate; and WHEREAS, Council finds that all other residential off-street parking should consist of hard surfaces that can bear the weight for the storage of vehicles; and WHEREAS, Council finds that amending Subsections A and B of 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. Subsection (A) of Section 26-501 of the Wheat Ridge Code of Laws is hereby amended as follows: Sec 26-501. Off-street parking requirements A. Scope. 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 building, 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. 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 of 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 MEET THE DEFINITION OF RESIDENTIAL DRIVEWAY AS DEFINED HEREIN AND SAID DRIVEWAYS EXISTED PRIOR TO AUGUST 31, 2009. If an increase of less than twenty-five (25) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area shall be required to meet only the following design standards: surfacing; sight distance triangle requirements; usable parking spaces; marking of spaces; truck-tractor/semi-trailer parking; small car parking; parking space and aisle dimensions; and use and maintenance of parking areas. If an increase of twenty-five (25) percent to fifty (50) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area shall meet all design standards as required by subsection G D., of this section. If an increase of more than fifty (50) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, all parking areas shall come into conformance with the design standards as required by subsection G D., of this section. Section 2. Subsection (B) of Section 26-501 of the Wheat Ridge Code of Laws, setting forth definitions relative to off-street parking requirements, is hereby amended by the addition of two new definitions, to be numbered 7 and 8, to read in their entirety as follows: 7. 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. 8. 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. Section 3. 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 4 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 5. Effective Date. This Ordinance shall take effect on August 31, 2009 as authorized by Section 5.11 of the Charter. INTRODUCED, READ, AND ADOPTED on first reading by a vote of 8 to 0 on this 3rd day of August, 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 August 24, 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 1 , this 24th day of August , 2009. SIGNED by the Mayor on this 25th day of August 2009. Z L21 TWA Jer ' ullio, Mayor Z ATTE T Michael Snow, City Clerk 7e/-, To Form Gerald E. Dahl, City Attorn22-W ey First Publication: August 6, 2009 Second Publication: Wheat Ridge Transcript August 27, 2009 Effective Date:August 31, 2009 CITY COUNCIL MINUTES: August 24, 2009 Page -10- 4. Council Bill 21-2009 - An Ordinance amending Section 26-501 of the Wheat Ridge Code of Laws concerning Off-Street Parking Surface Requirements. Mayor DiTullio opened the public hearing. Council Bill 21-2009 was introduced on second reading by Council Member Sang. City Clerk Michael Snow assigned Ordinance No. 1449. Mr. Johnstone presented the staff report. Louise Turner believes this Ordinance needs to have some accommodations for temporary off-street parking for those situations when an event requires the need to park on something other than a driveway. She also believes it's a mistake to encourage more area to be permanently made into hard surface, which can no longer be landscaped in the future. Mrs. Turner asked for clarification as to whether the requirement for the first 25 feet of a driveway be improved on existing non-improved driveways. Mayor DiTullio closed the public hearing. Motion by Mrs. Sang to adopt Council Bill 21-2009 (Ordinance 1449) on second reading and that it take effect August 31, 2009; seconded by Mr. Womble; carried 7-1 with Ms. Berry voting No. 5. Council Bill 20-2009 -An Ordinance adopting Amendments to the 2003 International Building Code and the 2003 International Residential Code, both as previously adopted by Reference, concerning Building Permit Fees and certain referenced standards. Mayor DiTullio opened the public hearing Council Bill 20-2009 was introduced on second reading by Council Member Stites. City Clerk Michael Snow assigned Ordinance No. 1450. No Staff Presentation was made. Joyce Jay commended the proposal to decrease the building permit fees on smaller projects. Mrs. Jay suggested the building department also consider something of a "fast-track" procedure where plans and permits can be obtained in a short time. She also suggested they offer a means for citizens to get plan guidance and over-the- counter building permitting. Mayor DiTullio closed the public hearing. Motion by Mr. Stites to adopt Council Bill 20-2009 (Ordinance 1450) on second reading and that it take effect 15 days after final publication; seconded by Mrs. Sang; carried 8- 0. 3 4 5 6 8 City of ~WheatRidge ITEM NO: 1 t v,.,, j COUNCIL MEETING DATE: August 24, 2009 1 TITLE: COUNCIL BILL NO. 21-2009 - AN ORDINANCE AMENDING SECTION 26-501 OF THE WHEAT RIDGE CODE OF LAWS CONCERNING OFF-STREET PARKING SURFACING REQUIREMENTS REQUIREMENTS ® PUBLIC HEARING ❑ ORDINANCES FOR 1sT READING (07/27/09) ❑ BIDS/MOTIONS ® ORDINANCES FOR 2ND READING (08/24/09) ❑ RESOLUTIONS Quasi-Judicial: ❑ YES ® NO City Attorney EXECUTIVE SUMMARY: City Man r Amends Chapter 26, Article V, Subsections 26-501(A) and (B) of the Code of Laws by prohibiting the parking of vehicles on landscaping or compact dirt surfaces unless those surfaces are residential driveways. The ordinance defines "residential driveway" and "hard surface." STATEMENT OF THE ISSUES: Concern has been expressed regarding vehicles being parked on yards or other unimproved areas in residential districts as unsightly and generating citizen complaints. Although Code of Laws Section 26-501(D) requires off-street parking areas to consist of hard surface materials like concrete or asphalt, Section 26-501(A) exempts existing residential areas from that requirement. Due to the exemption, the existing off-street parking surface requirements only apply to new developments, REQUEST FOR CITY COUNCIL ACTION L. y. ~Si. Council Action Item August 24, 2009 Page 2 substantial changes in use or substantial expansions of existing uses. Despite receiving complaints, Community Service Officers are unable to require residents to upgrade their existing parking surfaces or to cite residents for parking on unimproved surfaces. These issues have been discussed at three Council Study Sessions (January 5, 2009; April 20, 2009 and July 6, 2009). Based on those study sessions and staffs recommendations, this ordinance adds two new definitions for "residential driveway" and "hard surface." In addition, this ordinance prohibits vehicles from being parked on unimproved soft surface areas like yards or compacted dirt unless those areas fall within the definition of residential driveway. Recognizing that it may be costly to replace an existing soft surface driveway with hard surface materials, soft surface residential driveways that are in existence prior to the August 31, 2009 effective date of the ordinance are permitted to remain. If adopted, this ordinance will take effect on August 31, 2009. COMMISSION/BOARD RECOMMENDATION: As an amendment to Chapter 26 of the Code of Laws, the ordinance requires review and a recommendation by the Planning Commission. The Planning Commission hearing is scheduled for August 20, 2009. Their recommendation will be communicated at the City Council hearing. ALTERNATIVES CONSIDERED: None. FINANCIAL IMPACT: None. RECOMMENDED MOTION: "I move to approve Council Bill No. 21-2009, an ordinance amending Section 26-501 of the Wheat Ridge Code of Laws concerning off-street parking surface requirements, be approved on second reading, and that it takes effect on August 31, 2009." Or, "I move to table indefinitely the Council Bill No. 21-2009 amending section 26-501 of the Wheat Ridge Code of Laws concerning off-street parking surface requirements for the following reason(s) Council Action Item August 24, 2009 Page 3 Report Prepared by: Gerald Dahl, City Attorney Reviewed by: Patrick Goff, Deputy City Manager ATTACHMENTS: Ordinance No. 21-2009 CITY OF WHEAT RIDGE, COLORADO INTRODUCED BY COUNCIL MEMBER SANG Council Bill No. 21 Ordinance No. Series of 2009 TITLE: AN ORDINANCE AMENDING SECTION 26-501 OF THE WHEAT RIDGE CODE OF LAWS CONCERNING OFF- STREET PARKING SURFACE REQUIREMENTS. WHEREAS, the City of Wheat Ridge (the "City"), acting through its City Council (the "Council'), has authority to enact 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, Subsection 26-501(D) requires certain materials to be used for parking surfaces in off-street parking areas throughout the City but has limited application and does not apply to existing residences through an exemption in Subsection 26-501(A); and WHEREAS, concern has been expressed that vehicles are being parked off-street at existing residences on unimproved soft surfaces like yards or other landscaping materials; and WHEREAS, Council, in responding to this concern, finds that it is necessary to prohibit the parking of vehicles on landscaping or other soft surfaces in residential areas; and WHEREAS, Council finds that some existing residences have driveways that consist of soft surfaces and have existed in such a manner for a significant period of time and that requiring those residents to update their driveways to hard surfaces would be cost prohibitive and therefore finds that an exemption is appropriate; and WHEREAS, Council finds that all other residential off-street parking should consist of hard surfaces that can bear the weight for the storage of vehicles; and WHEREAS, Council finds that amending Subsections A and B of 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. Subsection (A) of Section 26-501 of the Wheat Ridge Code of Laws is hereby amended as follows: ATTACHMENT 1 Sec 26-501. Off-street parking requirements A. Scope. 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 building, 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. 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 of 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 MEET THE DEFINITION OF RESIDENTIAL DRIVEWAY AS DEFINED HEREIN AND SAID DRIVEWAYS EXISTED PRIOR TO AUGUST 31, 2009. If an increase of less than twenty-five (25) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area shall be required to meet only the following design standards: surfacing; sight distance triangle requirements; usable parking spaces; marking of spaces; truck-tractor/semi-trailer parking; small car parking; parking space and aisle dimensions; and use and maintenance of parking areas. If an increase of twenty-five (25) percent to fifty (50) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area shall meet all design standards as required by subsection G D., of this section. If an increase of more than fifty (50) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, all parking areas shall come into conformance with the design standards as required by subsection G D., of this section. Section 2. Subsection (B) of Section 26-501 of the Wheat Ridge Code of Laws, setting forth definitions relative to off-street parking requirements, is hereby amended by the addition of two new definitions, to be numbered 7 and 8, to read in their entirety as follows: 7. 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. 8. 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. Section 3. 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 4. Severability: Conflictina 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 5. Effective Date. This Ordinance shall take effect on August 31, 2009 as authorized by Section 5.11 of the Charter. INTRODUCED, READ, AND ADOPTED on first reading by a vote of 8 to 0 on this 3rd day of August, 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 August 24. 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: August 6, 2009 Second Publication: Wheat Ridge Transcript Effective Date: City of WheatR cgge s-r ZN~ so_,°3 C Lci,v~-Svo ITEM NO: REQUEST FOR CITY COUNCIL ACTION COUNCIL MEETING DATE: July 27, 2009 TITLE: COUNCIL BILL NO. 21-2009 - AN ORDINANCE AMENDING SECTION 26-501 OF THE WHEAT RIDGE CODE OF LAWS CONCERNING OFF-STREET PARKING SURFACE REQUIREMENTS ❑ PUBLIC HEARING ❑ BIDS/MOTIONS ❑ RESOLUTIONS Quasi-Judicial: ❑ YES ® ORDINANCES FOR 1ST READING (07/27/2009) ❑ ORDINANCES FOR 2ND READING (8/10/2009) City Attorney EXECUTIVE SUMMARY: ® NO City Mal er Amends Chapter 26, Article V, Subsections 26-501(A) and (B) of the Code of Laws by prohibiting the parking of vehicles on landscaping or compact dirt surfaces unless those surfaces are residential driveways. The ordinance defines "residential driveway" and "hard surface." STATEMENT OF THE ISSUES: Concern has been expressed regarding vehicles being parked on yards or other unimproved areas in residential districts as unsightly and generating citizen complaints. Although Code of Laws Section 26-501(D) requires off-street parking areas to consist of hard surface materials like concrete or asphalt, Section 26-501(A) exempts existing residential areas from that requirement. Due to the exemption, the existing off-street parking surface requirements only apply to new developments, Council Action Item July 27, 2009 Page 2 substantial changes in use or substantial expansions of existing uses. Despite receiving complaints, Community Service Officers are unable to require residents to upgrade their existing parking surfaces or to cite residents for parking on unimproved surfaces. These issues have been discussed at three Council study sessions (January 5, 2009; April 20, 2009 and July 6, 2009). Based on those study sessions and staffs recommendations, this ordinance adds two new definitions for "residential driveway" and "hard surface." In addition, this ordinance prohibits vehicles from being parked on unimproved soft surface areas like yards or compacted dirt unless those areas fall within the definition of residential driveway. Recognizing that it may be costly to replace an existing soft surface driveway with hard surface materials, soft surface residential driveways that are in existence prior to the August 31, 2009 effective date of the ordinance are permitted to remain. If adopted, this ordinance will take effect on August 31, 2009. COMMISSION/BOARD RECOMMENDATION: None. ALTERNATIVES CONSIDERED: None. FINANCIAL IMPACT: None. RECOMMENDED MOTION: "I move to approve Council Bill No. 21-2009, an ordinance amending section 26-501 of the Wheat Ridge Code of Laws concerning off-street parking surface requirements, be approved on first reading, order it published, public hearing set for Monday, August 2009 at 7:00 p.m. in City Council Chambers, and that it take effect on August 31, 2009." 2`-r Or, "I move to table indefinitely the Council Bill No. 21-2009 amending section 26-501 of the Wheat Ridge Code of Laws concerning off-street parking surface requirements for the following reason(s) r Council Action Item July 27, 2009 Page 3 Report Prepared by: Gerald Dahl, City Attorney (303) 493-6670 Reviewed by: Patrick Goff, Deputy City Manager ATTACHMENTS: Ordinance No. 21-2009 CITY OF WHEAT RIDGE, COLORADO INTRODUCED BY COUNCIL MEMBER Council Bill No. 21-2009 Ordinance No. Series of 2009 TITLE: AN ORDINANCE AMENDING SECTION 26-501 OF THE WHEAT RIDGE CODE OF LAWS CONCERNING OFF-STREET PARKING SURFACE REQUIREMENTS WHEREAS, the City of Wheat Ridge (the "City"), acting through its City Council (the "Council'), has authority to enact 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, Subsection 26-501(D) requires certain materials to be used for parking surfaces in off-street parking areas throughout the City but has limited application and does not apply to existing residences through an exemption in Subsection 26-501(A); and WHEREAS, concern has been expressed that vehicles are being parked off-street at existing residences on unimproved soft surfaces like yards or other landscaping materials; and WHEREAS, Council, in responding to this concern, finds that it is necessary to prohibit the parking of vehicles on landscaping or other soft surfaces in residential areas; and WHEREAS, Council finds that some existing residences have driveways that consist of soft surfaces and have existed in such a manner for a significant period of time and that requiring those residents to update their driveways to hard surfaces would be cost prohibitive and therefore finds that an exemption is appropriate; and WHEREAS, Council finds that all other residential off-street parking should consist of hard surfaces that can bear the weight for the storage of vehicles; and WHEREAS, Council finds that amending Subsections A and B of 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. Subsection (A) of Section 26-501 of the Wheat Ridge Code of Laws is hereby amended as follows: Sec 26-601. Off-street parking requirements A. Scope. 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 building, 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. 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 of 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 MEET THE DEFINITION OF RESIDENTIAL DRIVEWAY AS DEFINED HEREIN AND SAID DRIVEWAYS EXISTED PRIOR TO AUGUST 31, 2009. If an increase of less than twenty-five (25) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area shall be required to meet only the following design standards: surfacing; sight distance triangle requirements; usable parking spaces; marking of spaces; truck-tractor/semi-trailer parking; small car parking; parking space and aisle dimensions; and use and maintenance of parking areas. If an increase of twenty-five (25) percent to fifty (50) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area shall meet all design standards as required by subsection G D., of this section. If an increase of more than fifty (50) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, all parking areas shall come into conformance with the design standards as required by subsection G D., of this section. Section 2. Subsection (B) of Section 26-501 of the Wheat Ridge Code of Laws, setting forth definitions relative to off-street parking requirements, is hereby amended by the addition of two new definitions, to be numbered 7 and 8, to read in their entirety as follows: 7. 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. 8. 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. Section 3. 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 4. 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 5. Effective Date. This Ordinance shall take effect on August 31, 2009 as authorized by Section 5.11 of the Charter. INTRODUCED, READ, AND ADOPTED on first reading by a vote of to on this _ day of , 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 August 10. 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 12009. 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: 3 4 5 6 8 I City of Wheat j~idge PLANNING COMMISSION COMMUNITY DEwLorMrNT LEGISLATIVE ITEM STAFF REPORT MEETING DATE: August 20, 2009 TITLE: An Ordinance amending Section 26-501 concerning residential off-street parking surfacing requirements CASE NO. ZOA-09-05 ❑ PUBLIC HEARING ® CODE CHANGE ORDINANCE ❑ RESOLUTION ❑ STUDY SESSION ITEM Case Manager: Ken Johnstone, Director of Community Development Date of Preparation: August 14, 2009 SUMMARY: Section 26-501 of the Code of Laws establishes citywide regulations for off street parking. The Code establishes a wide range of requirements, including for example: • the number of spaces required for different uses; • drive aisles and parking space dimensional requirements; and • surfacing requirements. The specific issue at play in this proposed ordinance relates to what should be required for existing residential properties in regards to the surfaces where vehicles may be parked. As discussed below in the "background" section of this report, the direction received has been to craft code language that would make it enforceable to require that vehicles not be parked on certain unimproved surfaces, including front yard and landscaped areas. BACKGROUND: Over the past year, some concern has been expressed with vehicles being parking on unimproved surfaces (yard areas) in residential districts. The Community Services Team in the Police Department determined that no violations were occurring based on the following code references. While Section 26-501(D) of the Code of Laws establishes specific surfacing requirements for off-street parking, Section 26-501(A) (Scope), limits the enforcement of that section of the Code by exempting existin residential development. The parking regulations generally only apply to new development, substantial changes in use or substantial expansions of existing uses. The City Attorney's office has confirmed that the existing Code limits our ability to enforce a parking surface requirement on existing residential properties. Based on direction received at City Council and joint City Council/Planning Commission study sessions on January 5, 2009, April 20, 2009 and July 6, 2009, there was consensus that the parking of vehicles in yards or landscaped areas or on compacted dirt was not in keeping with the desired high quality residential image for the City. The parking of vehicles in this manner is aesthetically unpleasing, detrimental to residential property values and has the potential to track dirt and mud onto City streets and as a result negatively affect storm water quality. For these reasons, staff was directed to craft an ordinance that would not allow parking in residential front yards on certain unimproved surfaces, including grass, compacted dirt, etc., to be enforced in the short term. Council Bill No 21-2009 was introduced by City Council on first reading on August 3, 2009 and the public hearing was set for August 24, 2009. STATEMENT OF THE ISSUES: The proposed ordinance amends Chapter 26, Article V, Subsections 26-501(A) and (B) of the Code of Laws by prohibiting the parking of vehicles on landscaping or compact dirt surfaces unless those surfaces are residential driveways. The Ordinance also defines residential driveway" and "hard surface", which previously were not defined in the Code. All proposed changes to Chapter 26 of the Code of Laws require review by the Planning Commission, with a recommendation to be forwarded to City Council. Additionally, the Ordinance prohibits vehicles from being parked on unimproved soft surface areas, such as yards, landscaped areas or compacted dirt surfaces, unless those areas meet the definition of residential driveway. In crafting the ordinance in this manner, the intent was to recognize that it could be costly to replace an existing soft surface driveway with the newly defined hard surface materials, so existing driveways that exist prior to August 31, 2009 are exempt from the new hard surface requirements. However areas that do not meet the definition of residential driveway that are being used for parking, must be either improved to an approved hard surface or the parking be discontinued. "I move to recommend approval of Council Bill 21-2009, an ordinance amending section 26-501 of the Wheat Ridge Code of Laws concerning residential off-street parking surfacing requirements, for the following reasons: 1. The parking of vehicles on unimproved surfaces including yards, landscaped areas and compacted dirt in residential districts has a negative affect on the community image and property values. 2. The parking of vehicles on said unimproved surfaces also can lead to the tracking of dirt and mud onto public streets, resulting in potential damage to the street, cleanup costs for the City and a decrease in the storm runoff water quality. 3. The proposed ordinance defines a reasonable off-street parking surfacing requirement for all existing residential development within the City. Or, 2 "I move to recommend disapproval of Council Bill 20-2009, for the following reasons: 1. 2. Exhibits: Council bill 20-2009 CITY OF WHEAT RIDGE, COLORADO INTRODUCED BY COUNCIL MEMBER SANG Council Bill No. 21-2009 Ordinance No. Series of 2009 TITLE: AN ORDINANCE AMENDING SECTION 26-501 OF THE WHEAT RIDGE CODE OF LAWS CONCERNING OFF-STREET PARKING SURFACE REQUIREMENTS. WHEREAS, the City of Wheat Ridge (the "City"), acting through its City Council (the "Council'), has authority to enact 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, Subsection 26-501(D) requires certain materials to be used for parking surfaces in off-street parking areas throughout the City but has limited application and does not apply to existing residences through an exemption in Subsection 26-501(A); and WHEREAS, concern has been expressed that vehicles are being parked off-street at existing residences on unimproved soft surfaces like yards or other landscaping materials; and WHEREAS, Council, in responding to this concern, finds that it is necessary to prohibit the parking of vehicles on landscaping or other soft surfaces in residential areas; and WHEREAS, Council finds that some existing residences have driveways that consist of soft surfaces and have existed in such a manner for a significant period of time and that requiring those residents to update their driveways to hard surfaces would be cost prohibitive and therefore finds that an exemption is appropriate; and WHEREAS, Council finds that all other residential off-street parking should consist of hard surfaces that can bear the weight for the storage of vehicles; and WHEREAS, Council finds that amending Subsections A and B of 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. Subsection (A) of Section 26-501 of the Wheat Ridge Code of Laws is hereby amended as follows: Sec 26-501. Off-street parking requirements A. Scope. 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 building, 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. 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 of 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 MEET THE DEFINITION OF RESIDENTIAL DRIVEWAY AS DEFINED HEREIN AND SAID DRIVEWAYS EXISTED PRIOR TO AUGUST 31, 2009. If an increase of less than twenty-five (25) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area shall be required to meet only the following design standards: surfacing; sight distance triangle requirements; usable parking spaces; marking of spaces; truck-tractor/semi-trailer parking; small car parking; parking space and aisle dimensions; and use and maintenance of parking areas. If an increase of twenty-five (25) percent to fifty (50) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area shall meet all design standards as required by subsection G D., of this section. If an increase of more than fifty (50) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, all parking areas shall come into conformance with the design standards as required by subsection G D., of this section. Section 2. Subsection (B) of Section 26-501 of the Wheat Ridge Code of Laws, setting forth definitions relative to off-street parking requirements, is hereby amended by the addition of two new definitions, to be numbered 7 and 8, to read in their entirety as follows: 7. 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. 8. 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. Section 3. 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 4. 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 5. Effective Date. This Ordinance shall take effect on August 31, 2009 as authorized by Section 5.11 of the Charter. INTRODUCED, READ, AND ADOPTED on first reading by a vote of 8 to 0 on this 3rd day of August, 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 August 24, 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 12009. SIGNED by the Mayor on this day of 12009. Jerry DiTullio, Mayor ATTEST: Michael Snow, City Clerk Approved As To Form Gerald E. Dahl, City Attorney First Publication: August 6, 2009 Second Publication: Wheat Ridge Transcript Effective Date: Kenneth Johnstone From: Tim Paranto Sent: Monday, July 06, 2009 2:19 PM To: Kenneth Johnstone Subject: RE: off street parking surfaces Ken I understand the intent of the ordinance as providing a defined area for driving or parking vehicles. Any pavement or "Hard Surface" is only as stable as the sub-grade (dirt) it is placed on. The property owner should be responsible for determining the type and thickness of the material used for the "Hard Surface". In most communities, recycled concrete and asphalt pavement is an acceptable surfacing material where gravel or crushed stone is allowed. In fact, recycled asphalt pavements are preferred because there is less rock dust and because the asphalt binders tend to soften with the sun's heat and lock the material in place under the compaction effort of the vehicles. Crushed stone is preferred over gravel because the broken and irregular rock surfaces tend to lock the material in place better than the rounded gravel stones. Crusher fines are similar to road base in that the material becomes unstable when wet. While a good material for bike and pedestrian trails, this material does not support heavy loads very well. In summary, the proposed changes to the ordinance are appropriate. Timothy Parente, P.E. Director of Public Works Office Phone: 303-235-2860 CONFIDENTIALITY NOTICE: This e-mail contains business-confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. -----Original Message----- From: Kenneth Johnstone Sent: Monday, July 06, 2009 11:18 AM To: Tim Paranto Subject: Fw: off street parking surfaces Tim, Any thoughts on Dean's e-mail? Thanks. Ken Johnstone Community Development Director City of Wheat Ridge Office Phone: 303-235-2844 Cell Phone (303) 653-3141 Original Message From: Jerry DiTullio <jerryditullio@comcast.net> To: Randy Young; Daniel Brennan; Kenneth Johnstone Sent: Mon Jul 06 10:16:57 2009 Subject: off street parking surfaces FYI...Dean emailed me this with regards to the surfaces in the off-street parking ordinance... please review for tonight... thanks 1 Mayor Jerry DiTullio Wheat Ridge City Hall 7500 W. 29th Ave. Wheat Ridge, Colorado 80033 Office: 303.235.2800 Cell: 720.253.6785 www.ci.wheatridge.co.us <http://www.ci.wheatridge.co.us> Never confuse motion with action - Benjamin Franklin CONFIDENTIALITY NOTICE: This e-mail contains business-confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. From: Dean Gokey [mailto:egokey@comcast.net] Sent: Monday, July 06, 2009 8:50 AM To: Jerry Ditullio Subject: The issues with the definition of hard surface are as follows; 1) Recycled materials have some time are not recommended surface in other communities because of contamination issues. With concrete and asphalt recycled products contamination. There is just no way to monitor at the crushing sights where the products come from. Asphalt in its self with out having the correct binders to solidify the material during application can not be stable enough to not be transferred to a public street or stop the permeation so the sub straight can remain stable and compacted under rainy conditions. 2) We are going to have motorized and none motorized equipment and vehicles be brought in on what ever surface we will allow. I done think we want to start calculation different weight loads and movement to determine the durability of a surface. 3) Crushed stone in most of its sizes is very hard to stabilize without first using other components to allow it stabilization and compaction. Setting standards and specifications is something that would require a level of skill sets like an engineer would have. 2 4) Crusher fines maybe an alternative given this product workability. This product can be compacted and stabilized and still allowing water to flow through it. If installed correctly this product would not migrate of transfer easily. The price per yard is about the same as crushed rock and similar products. 5) Similar products need to be defined and not left to interpretation. 3 Page 1 of 2 Kenneth Johnstone From: Jerry DiTullio gerryditullio@comcast.net] Sent: Monday, July 06, 2009 10:17 AM To: Randy Young; Daniel Brennan; Kenneth Johnstone Subject: off street parking surfaces FYI... Dean emailed me this with regards to the surfaces in the off-street parking ordinance... please review for tonight... thanks Mayor Jerry DiTullio Wheat Ridge City Hall 7500 W. 29th Ave. Wheat Ridge, Colorado 80033 Office: 303.235.2800 Cell: 720.253.6785 www ci wheatridg co us Never confuse motion with action - Benjamin Franklin ,.&t+ ~yCity of ] Y Y I ~6at 1, Ld~j OFFICE OF THE MAYOR CONFIDENTIALITY NOTICE: This e-mail contains business-confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this commurcation in error, please notify us immediately by e-mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. From: Dean Gokey [mailto:egokey@comcast.net] Sent: Monday, July 06, 2009 8:50 AM To: Jerry Ditullio Subject: The issues tai# #vt definition wrcr' tlt 1,7c are a 101;00/5;` 7/6/2009 Page 2 of 2 7/6/2009 City of W heat 1~dge POLICE DEPARTMENT Memorandum TO: Mayor DiTullio and Members of City Council FROM: Daniel Brennan, Chief of Police Ken Johnstone, Director of Community Development DATE: June 24, 2009 (for the July 6 City Council study session) SUBJECT: Off-Street Parking Surfacing Requirements SUMMARY In the past several months, some concern has been expressed with vehicles parking on unimproved surfaces (yard areas) in residential districts. The Community Services Team in the Police Department determined that no violations were occurring based on the following code references. While Section 26-501(D) of the Code of Laws establishes specific surfacing requirements for off-street parking, Section 26-501(A) (Scope), limits the enforcement of that section of the Code by exempting existine residential development. The parking regulations generally only apply to new development, substantial changes in use or substantial expansions of existing uses. The City Attorney's office has confirmed that the existing Code limits our ability to enforce a parking surface requirement on existing residential properties. Various issues surrounding residential parking surface requirements have been discussed at January 5, 2009 and April 20, 2009 City Council study sessions. Staff has conducted additional research on the issues that have been identified, based on Council direction we received at the previous study sessions. We have also reviewed possible code language amendments with the City Attorney. At the April 20 study session staff requested specific policy direction in several areas. City Council provided consensus direction on the following items: Short Term 1. There should be no parking in residential front yards on certain unimproved surfaces, including grass, compacted dirt, etc. 2. These unacceptable parking surfaces need to be defined in an ordinance amending the Code of Laws and enforcement of this standard would begin in the near term. Longer Term 1. Define acceptable residential parking surfaces (the "hard surface" reference in the Code) as something less than the current requirement of asphalt or concrete. A preliminary staff proposal follows later in this memo. Staff is proposing this as a short term amendment to assist in addressing the short term issues that City Council identified. Defining it in the short term would not have the effect of forcing existing residential property owners to make improvements to existing driveways that may not meet the surfacing standard. Off -Street Parking Requirements June 24, 2009 Page 2 2. Review options as to how to possibly enforce this standard on existing residential properties in some reasonable time period or alternatively only on new construction or substantial expansions to existing residential properties. Some potential options follow later in this report. STAFF RECOMMENDATION Short Term Code Amendments Additions are highlighted and deletions are striekea. See 26-501. Off-street parking requirements A. Scope. 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 building, 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. 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 of 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 meet the definition of residential driveway as defined herein and said driveways existed prior to the adoption of this section of the Code iinless he ..xise spceiFe°'. If an increase of less than twenty-five (25) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area shall be required to meet only the following design standards: surfacing; sight distance triangle requirements; usable parking spaces; marking of spaces; truck-tractor/semi-trailer parking; small car parking; parking space and aisle dimensions; and use and maintenance of parking areas. If an increase of twenty-five (25) percent to fifty (50) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area shall meet all design standards as required by subsection CD., of this section. If an increase of more than fifty (50) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, all parking areas shall come into conformance with the design standards as required by subsection CD., of this section. B. Definitions. (1-4 remain the same) 5. 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 surfaced 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. 2 Off-Street Parking Requirements June 24, 2009 Page 3 6. 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. Longer Term Code Amendment Additions are highlighted and deletions are striekea. 1. Expand on the surfacing requirements for driveways, to maintain the requirement that the first 25 feet be asphalt or concrete, as already established in Code Section 26-501.D.1, but allow that the remainder of the driveway could be a "hard surface", as defined above. Section 26-501 D. Design Standards. 1. 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 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 pavement into the site shall be surfaced with concrete, asphalt, brick pavers or similar materials. The remaining portion of the driveway may be improved as a "hard surface", as defined herein. The auxiliary storage of motorized and 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.). 2. Consider whether to enforce the residential driveway and/or off-street parking surfacing requirements on all existing residential properties within some reasonable period of time (1 year, 2 years, 5 years?). The properties that this new requirement would potentially apply to would be existing unimproved driveways, which might be compacted dirt and existing motor vehicle parking areas, which are something less than the new definition of hard surface that we are proposing a definition of above. If that were to be the direction given by City Council, we would need to add a section to 26-501. Pending City Council direction, we have not proposed that code section at this time. OUTSTANDING POLICY QUESTIONS 1. Confirm that the proposed short term code amendments are consistent with the policy direction previously received from City Council. 2. We have proposed a code amendment to clarify that driveways, beyond the first 25 feet off of a street, may be "hard surfaced". Should we also allow "ribbons" of asphalt, concrete, brick pavers or other hard surfaces to be permissible as driveway surfaces? Staff does not recommend those for parking surfaces as the landscape materials that would be contained between the ribbons are not likely to survive if repetitively parked over. Off -Street Parking Requirements June 24, 2009 Page 4 3. Does Council desire to make the new surfacing requirements for residential driveways applicable immediately? If not, over what time period? DB: KJ Attachments: Section 26-501 - Off-Street Parking Requirements Section 26-502 - Landscaping Requirements Section 26-621- Residential Parking 4 ZONING AND DEVELOPENENT § 26.501 ARTICLE V. DESIGN STANDARDS See. 26-501. Off-street parking requirements. A. Scope. 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. 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, unless otherwise specifically provided. If an increase of less than twenty-five (25) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parldng area shall be required to meet only the following design standards: surfacing, sight distance triangle requirements; usable parking spaces; marling of spaces; truck-tractor/semi-trailer parking; small car parking; parking space and aisle dimensions; and use and maintenance of parking areas. If an increase of twenty-five (25) percent to fifty (50) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area added shall meet all design standards as required by subsection C., of this section. If an increase of more than fifty (50) percent in parking area is needed as a result of change of use or substantial extension or expansion of uses or structures, all parldng areas shall come into conformance with the design standards as required by subsection C., of this section. B. Definitions. 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: a. Mechanical/utility room. b. Restrooms. C. Elevators, stairwells. d. Show windows. e. Hallways. f Common areas. g. 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. Supp. No. 35 1797 ATTACHMENT § 26-501 WHEAT RIDGE CITY CODE 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. C. General provisions 1. Additions. 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. 2. 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 those limitations for the various use requirements. The total requirements for off-street parting facilities shall be the sum of the requirements for the various uses computed separately. Where it is desired to share the parking spaces between two (2) or more uses, the use of such parking spaces shall be predicated upon the proven fact that the uses will not require said parking space at simultaneous times. Only where it can be shown that the uses have mutually exclusive operating hours shall shared parking arrangements be approved. 3. 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 ]finds 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. 4. Location. a. 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. b. If sufficient parking spaces cannot be accommodated on the lot for any use, 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. In situations where off-lot parking is required and 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 Supp. No. 35 1798 ZONING AND DEVELOPMENT § 26-501 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 offeite parking Supp. No. 35 1798.1 ZONING AND DEVELOPMENT § 26-501 space is provided through other means as approved by the director of community develop- ment. 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. 5. Parking of recreational vehicles, travel trailers and pickup-mounted campers. a. 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. b. Parking of such vehicles in an approved RV park shall be limited to a maximum of thirty (30) days within the same RV park. D. Design standards. 1. 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 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 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 material used as to the parking surface stays contained within the parking pad (with the use of concrete curbs, railroad ties, etc). 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. Islands. 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. 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. Parking lot islands shall be irrigated with an automated sprinkler and have raised concrete curbs. No landscaping within landscaped islands may obstruct visibility for vehicles entering, maneuvering in, or exiting the parking lot. 3. Lighting. Any lighting used to illuminate any off-street parking area shall not have a negative impact on the surrounding area. 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. Fixtures shall be attached to a building or mounted on poles and shall be in accordance with the requirements of section 26-503. 4. 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 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. Supp. No. 31 1799 § 26.501 WHEAT RIDGE CITY CODE 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-wag except on arterial or major collector streets such distance shall be fifty (50) feet. d. 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. 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. For all uses, one (1) access point per property ownership will he 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. A joint curb cut, one (1) which serves more than one (1) property, may not exceed forty-five (45) feet in width. 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. e. 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. £ 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). g. 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. 5. Off-street loading. 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. 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. 6. 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. 7. 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 sidewalk or public right-of--way. 5upp. No. 31 1800 ZONING AND DEVELOPMENT §26501 8. 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." 9. Handicap 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 (8i/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 Total Number of Off-Street Spaces Required Number of Handicapped Spaces 1-25 1 26-50 2 51-75 3 76-100 4 101-150 5 151-200 6 201--300 7 301--900 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. 10. fSignage; location; etc./ Each handicap 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. 11. Marking ofparking 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. 12. 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 section 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; , Supp, No. 31 1801 § 26-501 WHEAT RIDGE CITY CODE a. Dimensions: Feet (1) Tractor only: Length 25 Width 12 Aisle width 23 (2) Trailer only: Length 40 Width 12 Aisle width 40 (3) Combo tractor and trailer: Length 70 Width 12 Aisle Width 40 b. All parking and circulation areas shall be paved to acceptable engineering standards with bituminous concrete or portland concrete. C. Each parking stall shall be supplied with an electrical outlet to permit vehicles to be connected to electricity while parked. d. Unattended truck-tractors shall not be allowed to idle. e. The use of standard automobile parking spaces and/or circulation aisles for truck-tractor and/or semi-trailer parking or circulation is prohibited. 13. Parking plan required. All plans for the construction of any parking facility must be approved by the director of community development and a miscellaneous 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. 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. I Location and direction of proposed lighting. k. Location, height, and type of walls or fences to be constructed. 14. 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. 15. 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. Supp. No. 81 1802 ZONING AND DEVELOPMENT § 26-501 16. 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. 17. Bumper, curb and wheel stops. 7b 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 or public sidewalk. A permanent curb, bumper, wheel stop or similar device shall be installed which shall be adequate to protect the right-of-way or sidewalk 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. 18. 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. 19. Stacking. 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. Stacking spaces shall be a minimum of eight and one-half (81/2) feet width and eighteen (18) feet long and shall not double as a circulation driveway, maneuvering area or off-street parking space. 20. Parking space and aisle dimension. The following table establishes the minimum parking lot space and aisle dimensions for full-size and compact automobiles. Full-Sized Cars: Minimum Parking Standards Angle 0" 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' 17'6" 22' Compact Cars: Angle 0" (Parallel) 30" 45° 60" 90" Width 7' 7'6" T6" T6" 716" Length 19' 15' 15' 15' 15' Aisle Width ill ill 12' 16' 19' The following diagram illustrates typical parking stall layout for full-sized and compact cars in accordance with the above standards: Supp. No. 29 1803 _ § 26-601 WHEAT RIDGE CITY CODE RGUAE 25-MA W ROAL PARKING STALL LAYOUT Sample Parking Lot Configuration for Combination Full-Size and Compact Care Supp. No. 29 1804 FIGURE 26-5012 SAMPLE PARKING LOT CONFIGURATION FOR COMBINATION FULL 512E AND COMPACT CARS ZONING AND DEVUOBIENT § 2"01 21. 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. 22. 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 this subsection (21)(22.1 shall apply to both existing and future conditions. E. Appeal l variances and waivers to standards: Variances and waivers to parking requirements, shall be processed as a variance pursuant to section 26-115. F. Schedule of required off-street parking: Use Standard Requirement Amusement(recreational enterprises such as 1 space per each 2 persons based on designed use swimming pools, skating rinks, health clubs, or occupant capacity spas, etc. Boarding and rooming house 1 space er guest room Bowling alleys 4 spaces per lane plus I space per each employee Churches I space per each 4 seats in main assembly area Congregate care center 0.75 space per each bedroom plus 1 space for each em to ee on maximum shift Drive-in restaurants (excluding drive-up win- 1 space per 100 square feet of floor area dows) Drive-up windows (food, liquor, bank, etc.) 6 stacking spaces per window, plus standard parking as require d for inside uses Eating and drinking establishments or similar 1 space per 75 square feet of gross leasable area laces of assembly Educational institutions (public or private): -Elementary schools 1 space per each classroom or each 20 students, whichever is greater, plus 1 space for each teacher and administrative staff --Junior high schools 1 space per each 10 students or 1 space per each 5 seats in auditorium or main assembly area, whichever is eater --Senior high school 1 space per each faculty or staff plus 1 space per each 5 students or 1 space per each 5 seats in an auditorium or assembly area, whichever is eater --Colleges, universities, vocational trade or com- 1 space per each faculty or staff plus 1 space per mercial schools each 100 square feet of class room area Elderly group home 0.5 space for each elderly occupant, plus the stan- dard residential dwelling requirement Fleet or business-related parking 1 space for each company related vehicle in addi- tion to employee and customer parking Funeral homes or mortuaries 1 1 space per 100 square feet of floor area open for public use Supp. No. 29 1805 § 26501 WHEAT RIDGE CITY CODE Use Standard Re uirement 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 apace for each em- lo ee on maximum shift Hotels and motels 1 space per guest room plus parking for associ- ated uses such as restaurant or lounge, based on their requirements, plus 1 space per employee on maximum shift Laboratories 1 space r 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 buildin Manufacturing, processing, assembly or sar 1 space per 500 square feet of floor area industrial uses Medical and dental offices and clinics 1 space per 150 square feet of floor area where 50% or more of a building is to be used for medi- cal or dental offices or clinics; when less than 50% of a building is used for medical/dental of- fices or clinics, the same standard as for retail, office and service establishments a 1 Miniature golf, driving range, skeet or archery 1 space per hole or platform plus 1 space per em- range loyee on maximum shift Motor fueling stations, repair garages, tire stores, 1 space per employee on maximum shift plus 2 car wash, etc. s aces r ba or -tall Multifamily elderly housing, exclusively devoted 1.25 spaces for each 1 bedroom unit for persons 60 years or older 1.5 spaces per 2 bedroom unit if parcel is 1 acre or larger, or 1.76 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 1.5 spaces per 1 bedroom unit 2.0 E aces per 2 or 3 bedroom unit 2.5 spaces per droom unit Plus 1 additioach 10 spaces shall re s = be required as isitor parking. Such visitor pot be used by resi- , dents for persor for storage of util- i ty or recreatio New single- andtwo-family residential: With street parking 2 spaces per dwellin unit Without street parking 4 a aces er dwelling it Office/warehouse 1 space per 600 square feet of area devoted to warehouse or work area (maximum of 75% of to- t al area) plus 1 space per 300 square feet of re- t ail, wholesale or office area (minimum of 25% of t otal area) 3upp. No. 29 1806 ZONING AND DE"LOPEMENT § 26.502 Use Standard Requirement Places of public or private assembly, such as com- munity buildings, clubs, lodges, auditoriums, sta- diums gymnasiums: (a) For assembly rooms over 500 square feet audi- toriums 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 s ware feet of floor area Post offices and public buildings or uses, if not 1 space per 300 square feet of floor area plus 1 otherwise listed space for each agency owned vehicle Preschools, daycare, nurseries 1 space per each faculty or staff member plus 1 off-street loading/unloading space per each 8 stu- dents or children plus 1 parking space for each bus or van operated b the child care facility Residential group homes for youths 18 years and 2 spaces per home with street parking or 4 spaces younger per home without street parking plus 1 space per each eight beds Retail or wholesale principally of large items such 1 space per 300 square feet of floor area as furniture, large appliances, floor covering, etc. Retail, office and service establishments 1 space per 200 square feet of first floor area plus 1 space per 300 square feet for all floors other than first floor Sale pr rental of new and used cars, mobile 1 space per 1,000 square feet of lot area plus 1 homes, portable buildings, recreational vehicles, space per 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 em- lo ee on maximum shift Unified shopping centers of 100,000 square feet 1 space per each 250 square feet gross leasable or larger area 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. moteltrestaurant), the director of community development shall require parking computed by using the "mixed occupancy" provisions; however, the director may allow for up to fifty (50).percent reductions in parking for secondary uses where HIS 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) Sec. 26-502. Landscaping requirements. A_ Landscaping defined: A combination of living plants, such as trees, shrubs, vines, groundcover, flowers, sod or grass; and may include natural features, such as rock, stone and bark; and structural features, including, but not limited to, fountains, reflecting pools, art work, screen walls, fences and benches. Uncontrolled weeds shall not be considered as landscaping; however, maintained natural grasses and natural flowers may be considered as landscaping. Supp. No. 35 1807 § 26-502 WHEAT RIDGE CITY CODE Sidewalks, whether paved or gravel, which serve as functional links between parking areas and main structures, or which serve as general public access routes around a main structure, or between a main structure and a public street or alley, shall not be counted as landscaping. Other sidewalks or paths which serve as casual access to or through landscape areas may be counted a nonliving landscape features. B. Landscape plan: A landscape plan is required to be submitted with the required building permit or development plan for all public, semi-public, multi-family, commercial and industrial development, redevelopment, addition or change in use. The plan shall be approved by the director of community development. The following information shall be included in the plan: 1. Date, north point and scale (scale not to exceed one (1) inch equalling forty (40) feet with one (1) inch equalling twenty (20) feet desirable), name and location of the development; name(s) of owner(s); name, address and telephone number of person or firm preparing the plan; name and telephone number of the contact person for the project. 2. Topographic contours and spot elevations on.final grading plan adequate to identify and properly specify landscaping for area needing slope protection. 3. Location of property lines with dimensions, adjacent streets and right-of-way, drainage features, building and structures, parking, loading and vehicular circulation areas, driveways, under- ground and/or overhead utility lines, and traffic sight distance triangles. 4. Landscaped areas on the site including: a. Locations, dimensions and square footage of all landscaped areas. This shall include calculations for total lot area, total landscaped area, area of living vegetation and area of non-living material. b. The locations, types, sizes and quantities of proposed plant and other materials. Common and botanical names shall be identified adjacent to all plant material or by use of a key and legend. C. The location, size, materials and treatment of non-living landscaped areas. d. The species, location and size of any existing plant materials to be preserved. e. The species, location and size of any existing plant materials to be removed. 5. Location and type of the irrigation system provided. 6. A description of existing trees which are proposed to be preserved during site preparation and construction. C. Landscape area requirements: 1. Any combination of two (2) or more of the following: grass, flowers, shrubbery, deciduous and coniferous trees, which shall be maintained in an orderly manner. The use of non-living material such as bark, rock or ornamental objects shall not exceed thirty-five (35) percent of the required landscaping area. Coverage shall be determined for the projected growth after two (2) full growing seasons. 2. The growth of any plantings or the erection of any landscape structure or berm is regulated by section 26-603B. 3. Except for approved street trees, the landscaping required in the right-of-way between the property line and the curbline shall not be permitted to obtain a height greater than thirty-six (36) inches above the level of the roadway. Supp. No. 35 1808 ZONING AND DEVELOPrAffAW § 26-502 4. Landscaping shall be installed only on the property to be developed or for which a building permit is applied. For properties with existing development, landscaping in addition to existing landscaping shall be required on a percentage basis determined either according to square footage added, or substantially altered, or value added to the premises by proposed improve- ments, whichever is higher, up to the maximum required for that district. Existing valuation and valuation of proposed changes shall be based on valuation tables within the adopted building code. The term "substantially altered" means that the value of remodeling excess fifty (50) percent of the value of the building prior to such improvements. 5. All new landscaped areas shall be served by.a functioning automatic irrigation system which combines drip and subsurface irrigation with high efficiency sprinklers except on individual single-family and duplex residential lots. The requirement for a functioning automatic irrigation system may be waived with an approved xeriscaping/waterwise plan. All new irrigation systems shall be designed to be zoned according to water needs of proposed plant materials. There should be separate zones for turf grasses and shrub bed areas, for sun and shade and other climatic conditions and according to the water demands of the plant material. All new irrigation systems shall be equipped with automatic rain shut-off devices. 6. In all districts, any area of the lot not covered by building, parking, walkways, storage or display area must be landscaped. 7. Recirculated water shall be used for new decorative water features and fountains. 8. Artificial turf or plant materials are not allowed. 9. The irrigation of landscaped areas shall be consistent with the restrictions imposed by the water district in which a property is located. 10. No person, organization, or association may create or impose restrictive covenants, conditions, restrictions, deed clauses or other agreements between the parties that prevent the use of xerie/waterwise landscaping. D. District requirements: 1. Single- and two-family residential uses: a. One (1) street tree per seventy (70) feet (or portion thereof) of street frontage to be placed within the front setback prior to issuance of the certificate of occupancy. This shall not be construed to mean trees placed seventy (70) feet on center. b. No less than twenty-five (25) percent of the gross lot area and no less than one hundred (100) percent of the front yard (exclusive of driveway and sidewalk access to the home) shall be landscaped. C. For new single family and two family residences, no more than fifty (50) percent of the total landscaped coverage on the lot shall be comprised of turf. The use of low water demand turf varieties such as buffalo grass, blue grama grass and tall fescue is encouraged. 2. Multifamily residential uses: a. Required within the minimum building setbacks abutting public right-of-way. one (1) tree, deciduous or evergreen, for every thirty (30) feet (or portion thereof) of street frontage. This should not be construed to mean trees placed thirty (30) feet on center. b. In addition to trees required based upon public street frontage, one (1) tree and ten (10) shrubs are required for every one thousand (1,000) square feet of required landscape area. C. Except for pedestrian and vehicular access, the minimum required front yardahall be fully landscaped. Supp. No. 35 1809 § 26-502 WHEAT RIDGE CITY CODE d. Landscaping shall not be less than thirty (30) percent of the total lot area. e. For new multi-family developments, no more than sixty (60) percent of the total landscaped coverage on the lot shall be comprised of turf. The use of low water demand turf varieties such as buffalo grass, blue grama grass and tall fescue is encouraged. 3. Nonresidential uses: a. Required within the minimum building setbacks abutting public rights-of-way: one (1) tree, deciduous or evergreen, for every thirty (30) feet (or portion thereof) of street frontage. This should not be construed to mean trees placed thirty (30) feet on center. b. In addition to trees required based upon public street frontage, one (1) tree and ten (10) shrubs are required for every one thousand (1,000) square feet of required landscape area. C. Required landscaped areas shall be as follows: (1) Landscaping shall not be less than twenty (20) percent of the gross lot area. (2) On any nonresidentially zoned property abutting 44th Avenue, 38th Avenue, Kipling Street, Wadsworth Boulevard, Youngfield Street, Ward Road, Sheridan Boulevard, or I-70 frontage roads, a landscaped area measuring ten (10) feet from the edge of the right-of-way is required for the entire length of the property abutting these roadways, except for curb cuts. This area may be used to meet the other area requirements. (3) On residentially zoned property, a minimum ten-foot landscape buffer is required adjacent to public streets abutting front or side yards. (4) For new nonresidential developments, no more than thirty (30) percent of the total landscaped coverage on the lot shall be comprised of turf. The use of low water demand turf varieties such as buffalo grass, blue grams. grass and tall fescue is encouraged. (5) Additional requirements may apply if the project is located in the Streetscape Overlay District. d. All nonresidential uses located adjacent to residentially zoned areas or agriculturally zoned areas shall provide a screened or landscaped buffer area consisting of either or both of the following: (1) A six-foot high solid fence or landscaped hedge with a mature height of six (6) feet; or (2) A strip of land at least fifteen (15) feet wide planted with a variety of vegetation and a minimum density of one (1) shrub or tree per every two (2) linear feet of buffer area adjacent to the residential or agricultural zoned property. Nothing contained in this section shall prohibit any landowner from landscaping in excess of the minimum requirements stated herein, either on their property or within public right-of--way, if approved by the public works director; however, offsite landscaping cannot reduce the onsite requirements. E. Landscape buffering for parking lots. L Whenever a parking lot 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. Supp. No. 35 1810 ZONING AND DEVELOPMENT § 26502 2. When a parking lot 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. F. Plantings. 1. In all cases, the use of xeric/waterwise plant materials is encouraged. 2. Minimum size of plant and other materials: a. Deciduous trees: Two-inch caliper, measured one (1) foot above the ground. Trees with a caliper in excess of five (5) inches may be counted as two (2) trees. Trees with a caliper in excess of ten (10) inches may be counted as three (3) trees. b. Ornamental and flowering trees: Two-inch caliper, one (1) foot above the ground. C. Evergreen Trees: Six (6) feet in height. d. Flowering and evergreen shrubs and hedges: Five-gallon size, e. Vines and groundeovers: One-gallon size. f. Mulch: A minimum of three (3) inches in depth in areas protected from wind erosion. g. River rock: A minimum of one (1) inch to two (2) inches in size and at least three (3) inches in depth over a weed barrier groundcover. h. When required in the Streetscape Overlay District, street trees within or adjacent to pedestrian walkways shall be a minimum of three (3) inches in caliper with a minimum of seven (7) feet of head clearance to the lowest branches. 3. Completion of landscaping. When the final landscape plan is submitted, a date for completion of all plantings and related work shall be included on the plan. Landscaping shall be installed and completed prior to the issuance of a certificate of occupancy. In extenuating circumstances, such as adverse weather, where occupancy is requested prior to completion of landscaping, an irrevocable letter of credit or escrow account shall be accepted for the completion of necessary landscaping, said financial guarantee to be equal to one and one-fourth (11/4) times the cost of the landscaping. A cost estimate for landscaping not installed at that time shall be presented to the department of community development for approval. Letters of credit or escrows shall not be released until all planting and finish materials shown on the approved landscape plan are installed and accepted. The amount of the escrow or letter of credit shall be determined by the department of community development based on the submitted landscaping plan. Should the required landscaping not be properly installed upon the expiration of the letter of credit or escrow account, the city reserves the right to use such funds to have the required landscaping placed upon the subject premises. Any costs incurred by the city in excess of the funds provided by the letter of credit or escrow shall be recovered by the city through normal lien proceedings. G. Maintenance. 1. The developer, its successor and/or the property owner shall be responsible for regular weeding, irrigating, fertilizing, pruning or other maintenance of all plantings as needed in order to ensure the survival of any required landscaping. The city may require the removal and replacement of such required landscaping where dead, diseased or damaged landscaping is found. 2. Minor changes in the approved landscaping plan may be made with the approval of the director of community development if the total area of landscaping is not reduced below minimum standards and placement is not substantially changed. Supp. No. 34 1811 § 264502 WHEAT RIDGE CITY CODE 3. All property owners/occupants shall be responsible for maintenance of landscaping within the portion of the public right-of-way between the back of the curb or street pavement and adjacent private property. H. Acceptable street trees shall be determined by the community development director. Street trees in the Streetscape and Architectural Design Overlay districts shall conform to the plant list contained in the streetscape and architectural design manual. I. Waivers dad variances. Generally, for waivers and variances, see section 26-115. Whenever a waiver or variance is required which would be reviewed by the board of adjustment, planning commission or city council, consideration should be given regarding alternatives to total waiver requirements (for example, substituting planter boxes or hanging baskets for normal ground landscaping). (Ord. No. 2001-1215, § 1, 2-26-01; Ord. No. 1288, 1, 2, 5-12-03; Ord. No. 1330, § 1, 8-9-04) See. 26.503. Exterior lighting. A. Purpose. The purpose of this section is to regulate the spillover of light and glare from exterior lighting on operators of motor vehicles, pedestrians and land uses in the proximity of the light source. With respect to motor vehicles in particular, safety considerations form the basis of these regulations. In other cases, both the nuisance and hazard aspects of glare, reflected light and incidental spillover light are regulated. This section does not apply to public street lighting or to public outdoor parks and recreation uses. B. Permit required. An electrical permit application shall be required and a permit issued prior to installation or substantial modification of any exterior lighting. The permit application shall be accompanied by information required by the uniform electrical code and additional information that may be necessary to determine potential negative effects upon adjacent properties and public streets including, but not limited to, a plot plan showing location and orientation of lighting standards, building elevations showing location and orientation of lighting standards, lighting standard specifications including height, type (i.e., cutoff, non-cutoff, spot, floodlight, etc.), peak candlepower diagram, and any shielding devices to be incorporated so as to minimize incidental light spillover or glare. C. Lighting standards. The following restrictions shall apply to outdoor light control, including lighting within or directed upon outdoor signs: 1. All fixtures shall be fully shielded. For purposes of this section, fully shielded shall mean fixtures constructed so that light rays emitted are projected below, and not above, the horizontal plane of the fixture, such that the source of illumination (bulb or direct lamp) is not visible from adjacent property or rights-of-way. All light fixtures shall be downcast to minimize undesirable effects of illumination such as glare, skyglow and light pollution. 2. All metal halide and fluorescent fixtures shall be filtered with glass, acrylic or translucent enclosures. 3. Only high-pressure sodium (HPS), low pressure sodium (LPS) or incandescent fixtures shall be permitted in commercial and multifamily residential parking areas. The.level of illumination shall be consistent with minimum industry standards adopted by the illuminating engineering society. 4. All exterior lighting shall be designed and situated so that substantially all of the directly emitted light falls within the property boundaries. 5. Exterior lighting shall also be designed and situated so that no incidental or reflected light interferes with reasonable enjoyment of adjacent land uses, or safe movement of motor vehicles on public streets. Supp. No. 34 1812 ATTACHMENT 2 ZONING AND DEVELOPMENT § 26-621 Sec. 26-621. Residential parking. A. 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. B. 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: • Recreational vehicle • Trailer upon which are stored personal recreational vehicles 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: • The vehicles or trailers are less than six (6) feet in height, and • 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. C. 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 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. . D. 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. E. In residential zone districts, detached trailers and recreational vehicles are prohibited from parking in public rightsof-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. Supp. No. 33 1836 ATTACHMENT 3 r § 26-621 WHEAT RIDGE CITY CODE F. 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. G. 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. H. 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. I. 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. J. 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 (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. 2001-1216, § 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, 3-22-04) See. 26-622. Parking for the principal purpose of sale. A. For purposes of this section, "vehicle" shall include motor vehicles, motor homes; travel trailers and mobile homes. B. No person shall park any vehicle for the principal purpose of selling such vehicle on a public roadway, on public property or any other property not zoned residential. C. Vehicles considered to be parked for the principal purpose of sale on any private driveway or private property may be reported by the owner or manager of such property to the community development department for issuance of an appropriate citation. Supp. No. 33 1836 c'a City of Wheat~dge POLICE DEPARTMENT Memorandum TO: Mayor DiTullio and Members of City Council FROM: Daniel Brennan, Chief of Police Ken Johnstone, Director of Community Development DATE: June 24, 2009 (for the July 6 City Council study session) SUBJECT: Off-Street Parking Surfacing Requirements SUMMARY In the past several months, some concern has been expressed with vehicles parking on unimproved surfaces (yard areas) in residential districts. The Community Services Team in the Police Department determined that no violations were occurring based on the following code references. While Section 26-501(D) of the Code of Laws establishes specific surfacing requirements for off-street parking, Section 26-501(A) (Scope), limits the enforcement of that section of the Code by exempting existing residential development. The parking regulations generally only apply to new development, substantial changes in use or substantial expansions of existing uses. The City Attorney's office has confirmed that the existing Code limits our ability to enforce a parking surface requirement on existing residential properties. Various issues surrounding residential parking surface requirements have been discussed at January 5, 2009 and April 20, 2009 City Council study sessions. Staff has conducted additional research on the issues that have been identified and based on the Council direction we received at the previous study sessions. We have also reviewed possible code language amendments with the City Attorney. At the April 20 study session staff requested specific policy direction in several areas. City Council provided consensus direction on the following items: Short Term 1. There should be no parking in residential front yards on certain unimproved surfaces, including grass, compacted dirt, etc. 2. These unacceptable parking surfaces need to be defined in an ordinance amending the Code of Laws and enforcement of this standard would begin in the near term. Longer Term 1. Define acceptable residential parking surfaces (the "hard surface" reference in the Code) as something less than the current requirement of asphalt or concrete. A preliminary staff proposal follows later in this memo. Staff is proposing this as a short term amendment to assist in addressing the short term issues that City Council identified. Defining it in the short term would not have the effect of forcing existing residential property owners to make improvements to existing driveways that may not meet the surfacing standard. 2. Review options as to how to possibly enforce this standard on existing residential properties in some reasonable time period or alternatively only on new construction or substantial expansions to existing residential properties. Some potential options follow later in this report. STAFF RECOMMENDATION Short Term Code Amendments Additions are highlighted and deletions are strieken. See 26-501. Off-street parking requirements A. Scope. 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 building, 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. 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 of 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 meet the definition of residential driveway as defined herein and said driveways existed prior to the adoption of this section of the Code nless ether 4se speeifleally provided. If an increase of less than twenty-five (25) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area shall be required to meet only the following design standards: surfacing; sight distance triangle requirements; usable parking spaces; marking of spaces; truck-tractor/semi-trailer parking; small car parking; parking space and aisle dimensions; and use and maintenance of parking areas. If an increase of twenty-five (25) percent to fifty (50) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area shall meet all design standards as required by subsection GD., of this section. If an increase of more than fifty (50) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, all parking areas shall come into conformance with the design standards as required by subsection ED., of this section. B. Definitions. (1-4 remain the same) 5. 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 surfaced 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. 6. 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. Longer Term Code Amendment Additions are highlighted and deletions are stricken. 1. Expand on the surfacing requirements for driveways, to maintain the requirement that the first 25 feet be asphalt or concrete, as already established in Code Section 26-501.D.1, but allow that the remainder of the driveway could be a "hard surface", as defined above. Section 26-501 D. Design Standards. 1. 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 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 pavement into the site shall be surfaced with concrete, asphalt, brick pavers or similar materials. The remaining portion of the driveway may be improved as a "hard surface", as defined herein. The auxiliary storage of motorized and 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.). 2. Consider whether to enforce the residential driveway and/or off-street parking surfacing requirements on all existing residential properties within some reasonable period of time (1 year, 2 years, 5 years?). The properties that this new requirement would potentially apply to would be existing unimproved driveways, which might be compacted dirt and existing motor vehicle parking areas, which are something less than the new definition of hard surface that we are proposing a definition of above. If that were to be the direction given by City Council, we would need to add a section to 26-501. Pending City Council direction, we have not proposed that code section at this time. OUTSTANDING POLICY QUESTIONS 1. Confirm that the proposed short term code amendments are consistent with the policy direction previously received from City Council. 2. We have proposed a code amendment to clarify that driveways, beyond the first 25 feet off of a street, may be "hard surfaced". Should we also allow "ribbons" of asphalt, concrete, brick pavers or other hard surfaces to be permissible as driveway surfaces? Staff does not recommend those for parking surfaces as the landscape materials that would be contained between the ribbons are not likely to survive if repetitively parked over. 3. Does Council desire to make the new surfacing requirements for residential driveways applicable immediately? If not, over what time period? DB: KJ Attachments: Section 26-501 - Off-Street Parking Requirements Section 26-502 - Landscaping Requirements Section 26-621 - Residential Parking 4 ZONING AND DEVPLOPEMENT § 26-501 ARTICLE V. DESIGN STANDARDS See. 26-501. Off-street parking requirements. A. Scope. 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. 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, unless otherwise specifically provided. If an increase of less than . twenty-five (25) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area shall be required to meet only the following design standards: surfacing; sight distance triangle requirements; usable parking spaces; marking of spaces; truck-tractor/semi-trailer parking; small car parking; parking space and aisle dimensions; and use and maintenance of parking areas. If an increase of twenty-five (25) percent to fifty (50) percent in parking area isneeded as a result of a change of use or substantial extension or expansion of uses or structures; the new parking area added shall . meet all design standards as required by subsection. C., of this section- If an increase of more than fifty (50) percent in parking area is needed as a result of change of use or substantial extension or expansion of uses or structures, all parking areas shall come into conformance with the design standards as required by subsection C, of this section. R Definitions. L 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: a. 1lfechanicaUutility room. b. Restrooms. C. Elevators; stairwells. d. Show windows. E. Hallways, f. Common areas. g. 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 rise such as pedestrian circulation, common physical plant and maintenance areas. 3. Hospital bassinets. In hospitals, bassinets shall not be counted as beds. d. SeathW. 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. 1 . Stipp. No. 35 1797 ATTACHMENT 4 2e-501 WIIEAP RIDGE CITY CODE 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) streetparking 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. Unifed slopping 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 sa that the entire development functions as a unit. C. General provisions. 1. Additions. Nothing in. this section shall prevent extension of, or addition to, a building, structure or use into an existi rig 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. 2, Planned development.(PRD, POD, PID, P11D). 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 those limitations for the various use requirements. The total requirements for off-street parking facilities shall be the sum of the requirements for the various uses. computed separately. Where it is desired to share the parking spaces between two (2) or more uses, the use of such parking spaces shall be predicated upon the proven fact that the uses will not require said parking space at simultaneous times. Only where it can he shown that the uses have mutually exclusive operating hours shall shared parking arrangements be approved. 3. 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 rise except as provided for under planned developments. Unified shopping conterswith over one hundred thousand (I00,000) square feet of total combined floor area, which maybe 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. 4. Lnca.tion_ a. 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. b. If sufficient parking spaces cannot be accoanmodated on the lot for any use, 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 'fable of Uses for the zone district in which the off-lot parking will be located. c. In situations cohere off-lot parking is required and the off-lot site is owned by others, a written agreement between the city, the owner wbo 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 Supp. No. 35 .1798 ZONING AND DEVGI,OFEMENT § 26-501 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 Supp. No. 35 1798.1 ZONING AND DEVELOPMENT § 29.501. space is provided through other means as approved by the director of community develop- ment. 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. 5. Parking of recreational vehicles, travel trailers and pickup-mounted campers. a. 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. h Parking of such vehicles in an approved RV park shall be limited to a maximum of thirty (30) days within the same RV park. D. Design standards. 1. 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 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 pavement into thesite 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 material used as to the parking surface stays contained within the parking pad (with the use of concrete curbs, railroad ties, etc). For all uses, driveway connections with the public street must be paved between the property line and the existing edge or asphalt of the street. 2. Islands. 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. 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- Parking lot islands shall be irrigated with an automated sprinkler and have raised concrete curbs. No landscaping within landscaped islands may obstruct visibility for vehicles entering, maneuvering in, or exiting the parking lot. 3. Lighting. Any lighting used to illuminate any off-street. parking area shall not have a negative impact on the surrounding area. 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. fixtures shall be attached to a building or mounted on poles and shall be in accordance with the requirements of section 26-503. 4. 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. 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, Sapp. No. 31 1799 § 26,501 WHEAT RIDGE CITY CODE 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. 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. 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. 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. A joint curb cut, one (1) which serves more than one (1) property,: may not exceed forty-five (45) feet in width. 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 flaw on adjacent public. streets. e. 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. £ 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). g. 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 charaeteristics, both on and off of the site, with the primary purpose of preserving public safety. 5. Off-street loading. 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. 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. 'Phase dimensions may be altered by the public works director based on the specific needs of the business and anticipated volumes of use. 6.. Usable parkingspaces. Any parking stallwhieb 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. 7. 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 sidewalk or public right-of--way. 8upp. No. 31. 1800 ZONING AND DEVELOPMENT § 26501 8. 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" 9. Handicap 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 (89z) 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 Total Number of Off-Street Spaces Required Number of Handicapped Spaces 1-25 1 26-50 51-75 3 a 76-100 101-150 55 lcil-200 6 201--300 301---x}00 7 401-500 8 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. 10. [Signage; location;.etc.)Each handicap 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 onthe-pavement. Saidparking 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. 11. Marking ofliarking spaces. Parkingspaces shall be marked and maintained onthe 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, 12. Parking lot design, standards for truck-tractors and l or semi-trailers. Where it is desired to park truck-tractors and/or semi-trailers as regulated by section 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 o£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: Ssspg. No. 31 1801 § 28-501 WHEAT RIDGE CITY CODE a. Dimensions: Feet (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 b. All parking and circulation areas shall be paved to acceptabl e engineering standards with bituminous concrete or portland concrete. C. Each parking stall shall be supplied with an electrical ou tlet to permit vehicles to be connected to electricity while parked. d. Unattended truck-tractors shall not be allowed to idle. e. The use of standard automobile parking spaces and/or circulation aisles for truck-tractor and/or semi-trailer parking or circulation is prohibited. 13. Parking plan required All plans for the construction of any parking facility most be approved by the director of community development and a miscellaneous 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. d. Type of surfacing, e. Seale and north arrow. f. Location of streets, curb cuts and property boundaries. g. Traffic directional arrows, signage-and markings. h. lnading areas. i. Drainage provisions. j. Location and direction of proposed lighting. k. Location, height, and type of walls or fences to be constructed. 14. 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 maybe appealed to the board of adjustment. 15. 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. Svpp. No. 31 1802 ZONING AND DEVELOPMENT § 26-601 16. 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. 17. 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 or public sidewalk. A permanent curb, bumper, wheel stop or similar device shall be installed which shall be adequate to protect the right-of-way or sidewalk 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. 18. Restrictions on the use ofnoaresidential 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 notpreclude . 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. 19. Stacking. A stacking space is an area for motor vehicles to line ups in while waiting to go through a drive-through facility, or within a designed drop-off or pick-up zone. Stacking spaces shall be a minimum of eight and one-half (M) feet width and eighteen (18) feet long and shall not double as a circulation driveway, maneuvering area or off-street parking space. 20. Parking space and aisle dimension. The following table establishes the minimum parking lot space and aisle dimensions for full-size and compact automobiles. Full-Sized Cars: Minimum Parking Standards Angle 0° 300 450 60° 90° (parallel) width 8' 8'6' 816" 8'6" 8'6" Length 22' 18' 18' 18' 18' Aisle Width 12' 12' 13' 17'6" 22' Compact Cars: Angle 0' (Parallel) 30° 45° 60° 90° Width 7' 7'6" T6" 7'6" 7'6" Length 19' 15' 15' 15 15' Aisle Width 1.1' 11' IT 16' 19' The following diagram illustrates ty pical parking stall layout fo r full-sized and compact cars in accordance with the above standards: Hupp. No. 29 1803 § 2"01 WHEAT RIDGE CITY CODE FIGURE W-W1:.1 IYPICA. PARKING STALL LAYOUT Sample Parking Lot CGnfiEUration for Combination Full-Sizeand Compact Cara. Supp. No. 29 1804 FIGURE 265012 SAMPLE PARKING LOT CONFIGURATION FOR COMBINATION FULL SIZE AND COMPACT CARS ZONING AND DEVELOPMENT g 2"01 21. Multifamily parking tots. 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. 22. 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 this subsection (21)[22.1 shall apply to both existing and future conditions. E. Appeal/ variances and waivers to standards: Variances and waivers to. parking requirements, shall be processed as a variance pursuant to section 26-115. F. Schedule of required off-street parking: Use Standard Requirement Amusementlrecreational enterprises such as 1 space per each 2 persons based on designed use swimming pools, skating rinks, health clubs, or occupant capacity spas, etc. Boarding and rooming house 1 space per guest room Bowling alle s 4 spaces per lane plus 1 space per each employee Churches 1 space per each 4 seats in main assembly area Congregate care center 0.76 space per each bedroom plus 1 space for each employee on maximum shift Drive-in_restaurants (excluding drive-up win- 1 space per 100 square e feet of floor area dows) Drive-up windows (food., liquor, bank, etc.) 6 stacking spaces per window, plus standard Parking as e required for inside uses Eating and drinking establishments or similar 1 space per 75 square feet of gross leasable area laces of assembly Educational institutions (public or private): -Elementary schools 1 space per each classroom or each 20 students, whichever is greater, plus 1 space for each teacher and administrative staff --Junior high schools 1 space per each 10 students or 1 space per each 5 seats in. auditorium or main assembly area, whichever is eater --Senior high school i space per each faculty or staff plus 1. space per each 5 students or 1 space per each 5 seats in an auditorium or assembly area, whichever is eater -Colleges, universities, vocational, trade or cum- 1 space per each faculty or staff plus 1. space per mercial schools each 100 square feet of class room area Elderly group home 0.5 space for each elderly occupant, plus the stan- dard residential dwelling requirement Fleet or business-related parking 1 space for each company relates vehicle in addi- tion to em lo. ae and customer parkin Funeral homes or mortuaries 1 space per 100 square feet of floor area open for public use Supp. No. 29 1805 § 26502 WHEAT RIDGE CrFY CODE Use Standard Requirement 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 em- lo •ee on maximum shift Hotels and motels 1 space per guest room plus parking for associ- ated 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 s ace 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 fset of floor area industrial uses Medical and dental offices and clinics 1 space per 150 square feet of floor area where. 50% or more of a building is to be used for medi- cal or dental offices or clinics; when less than 50% of a building is used for medical/dental of- fices or clinics, the same standard as for retail , office and service establishments a I Miniature golf, driving range, skeet or archery 1 space per hole or platform plus 1 apace per em- range loyee or maximum shift Motor fueling stations,. repair garages, tire. stores, 1 space per employee on maximum shift plus 2 car wash, etc, a aces per bay or stall Multifamily elderly housing, exclusively devoted 1.25 spaces for each 1 bedroom unit for arsons 60 years or older 1.5 spaces per 2 bedroom unit if parcel is 1 acre or larger, or 1.75 spaces per2 bedroom unit if parcelis less than I acre; 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 s aces er 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 resi- dents for personal parking nor for storage of util- i tyor recreation vehicles New single- and two-family residential: . -With street parking 2 s ' mms per dwelling unit -Without street parking 4 s aces er dwelling unit Office/warehouse 1 space per 600 square feet of area devoted. to w arehouse or work area (maximum. of 75%a of to- t al area) plus i space per 300 square feet of re- t ail, wholesale or office area (minimum of 25% of t otal area) Sapp. No. 29 1806 § 26-502 WT4ENI' RID0R CITY CODE 3. All property owners/occupants shall be responsible for maintenance of landscaping within the portion of the public right-of-way between the back of the curb or street pavement and adjacent private property. If. Acceptable street trees shall be determined by the community development director. Street trees in the Streetscape and Architectural Design Overlay districts shall conform to the plant list contained in the streetscape and architectural design manual. L Waivers and variances. Generally, for waivers and variances, see section 26-115. Whenever a waiver or variance is required which would be reviewed by the board of adjustment, planning commission or city council, consideration should be given regarding alternatives to total waiver requirements (for example, substituting planter boxes or hanging baskets for normal ground landscaping). (Ord. No. 2001-1215, § 1, 2-26-01; Ord. No. 1288, 1, 2, 5-12-03; Ord. No. 1330, § 1, 8-9-04) See. 26.503. Exterior lighting. A. Purpose. The purpose of this section is to regulate the spillover of light and glare from exterior lighting on operators of motor vehicles, pedestrians and land uses in the proximity of the light source. With respect to motor vehicles in particular, safety considerations form the basis of these regulations. In other cases, bath. the nuisance and hazard aspects of glare, reflected light and. incidental spillover light are regulated. This section does not apply to public street lighting or to public outdoor parks and recreation. uses. B. Permit required. An electrical permit application shall be required and a permit issued prior to installation or substantial modification of any exterior lighting. The permit application shall be accompanied by information required by the uniform electrical code and additional information that may be necessary to determine potential negative effects upon adjacent properties and public streets including, but not limited. to, a plot plan showing location and orientation of lighting standards, building elevations showing location and orientation of lighting standards, fighting standard specifications including height, type(i.e., cutoff, non-cutoff, spot, floodlight, etc.), peals candlepower diagram, and any shielding devices to be incorporated so as to minimize incidental light spillover or glare. C. Lighting standards. The following restrictions shall. apply to outdoor light control,. including lighting within or directed upon outdoor signs= 1. All fixtures shall be fully shielded. For purposes of this section, fully shielded shall mean fixtures constructed so that light rays emitted are projected below, and not above, tire horizontal plane of the fixture, such that the source of illumination (bulb or direct lamp) is not visible from adjacent property or rights-of-way. All light fixtures shall be. downcast to minimize undesirable effects of illumination such as glare, skyglow and light pollution. 2. All metal halide and tl:uorescent. fixtures shall to filtered with glass, acrylic or translucent enclosures. 3. Only high-pressure sodium (LIPS), low pressure sodium (LPS) or incandescent fixtures shall be permitted in commercial and multifamily residential parking areas. The level of illumination shall be consistent with minimum industry standards adopted by the illuminating engineering society. 4. All exterior lighting shall be designed and situated so that substantially all of the directly emitted light falls within the property boundaries- 5. Exterior lighting shall also be designed and situated so that no incidental or reflected light interferes with reasonable enjoyment of adjacent land uses, or safe movement of motor vehicles on public streets. 9upp. No. 34 1812 ATTACHMENT 2 ZONING AND DEVELOP-MEND § 26-502 2. When a parking lot 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. F. Plantings. 1. In all cases, the use of xericfwatenvise plant materials is encouraged. 2. Minimum size of plant and other materials: a. Deciduous trees: Two-inch caliper, measured one (1) foot above the ground. Trees with a caliper in. excess of five (5) inches may be counted as two (2) trees. Trees with a caliper in excess of ten (10) inches may be counted as three (3) trees. b_ Ornamental and flowering trees: Two-inch caliper, one (1) foot above the ground. C. Evergreen Trees: Six (6) feet in height. d. Flowering and evergreen shrubs and hedges: Five-gallon size. e. Vines and groundcovers: One-gallon size. f Mulch: A minimum of three (3) inches in depth in areas protected from wind erosion. g. River rack: A minimum of one (1) inch to five (2) inches in size and at least three (3) inches in depth over a weed barrier groundcaver. b. When required in the Streetscape Overlay District, street trees within or adjacent to pedestrian walkways shall be a minimum of three (3) inches in caliper with a minimum of seven (7) feet of bead clearance to the lowest branches. 3. Completion of landscaping. When the final landscape plan is submitted, a date for completion of all plantings and related work shall be included on the plan. Landscaping shall be installed and completed prior to the issuance of a certificate of occupancy. In extenuating circumstances, such as adverse weather, where occupancy is requested prior to completion of landscaping, an irrevocable letter of credit or escrow account; shall be. accepted for the completion of necessary landscaping, said fmancial guarantee to be equal to one and one-fourth (1314) times the cost of the landscaping. A cost estimate for landscaping not installed at that time shall be presented to the department of community development for approval. Letters of credit or escrows Shan not be released until all planting and finish materials shown on the approved landscape plan are. installed and accepted. The amount of the escrow or letter of credit shall be determined by the department of community development based on the submitted landscaping plan. Should. the required landscaping not be properly installed upon the expiration of the letter of credit or escrow account; the city reserves the right to use such funds to have the required landscaping placed upon the subject premises. Any costs. incurred by the city in excess of the funds provided by the letter of credit. or escrow shall be recovered by the city through normal lien proceedings. G. Maintenance. 1. The developer, its successor and/or the property owner shall be responsible for regular weeding, irrigating, fertilizing, pruning or other maintenance of all plantings as needed in order to ensure the survival of any required landscaping. The city may require the removal and replacement of such required landscaping where dead, diseased or damaged landscaping is found. 2. Minor changes in the approved landscaping plan may be made with the approval of the director of community development if the total area of landscaping is not reduced below minimum standards and placement is not substantially changed. Stipp. No. 34 1811 § 26-502 F HEXP RIDGE CITY CODE d. Landscaping shall not be less than thirty (30) percent of the total lot area, e. laor new multi-family developments, no more than sixty (60) percent of the total landscaped coverage on the lot shall be comprised of turf. The use of low water demand turd varieties such as buffalo grass, blue grama grass and tall fescue is encouraged. 3. Nonresidential uses: a. Required within the minimum building setbacks abutting public rights-of-way: one (1) tree, deciduous or evergreen, for every thirty (30) feet (or portion thereof) of street frontage. This should not be construed to mean. trees placed thirty (30) feet on center. b. In. addition to trees required based upon public street frontage, one (1) tree and ten (10) shrubs are required for every one thousand (1,000) square feet of required landscape area. C. Required landscaped areas shall be as follows: (1) Landscaping shall not be less than twenty (20) percent of the gross lot area. (2) On any nonresidentially zoned property abutting 44th Avenue; 38th Avenue,Kipling Street, Wadsworth. Boulevard, Youngfield Street, Ward Road,. Sheridan Boulevard, or I-70 frontage roads, a landscaped area measuring ten (10) feet from the edge of the right-of-way is required for the entire length of the property abutting these roadways, except for curb cuts. This area may be used to meet the other area requirements. (3) On residentially zoned property, a minimum ten-foot landscape buffer is required adjacent to public streets abutting front or side yards. (4) For new nonresidential developments, no more than thirty (30) percent of the total landscaped coverage on the lot shall be comprised of turf. Theuse of low water demand turf varieties such as buffalo grass, blue grama grass and tall fescue is encouraged. (5) Additional requirements may apply if the project is located in the Streetscape Overlay District. d. All nonresidential uses located adjacent to residentially zoned areas or agriculturally zoned areas shall provide a screened or landscaped buffer area consisting of either or both of the following: (1) A. six-Coot high solid fence or landscaped hedge with a mature height of six (6) feet; or (2) A strip of land at least fifteen (15) feet wide planted with a variety of vegetation and a minimum density of one (1) shrub or tree per every two (2) linear feet of buffer area adjacent to the residential or agricultural zoned property. Nothing contained in this section shall prohibit any landowner from landscaping in excess of the minimum requirements stated. herein, either on their property or within public right-of-way; if approved by the public works director; however, offsite landscaping cannot reduce the onsite requirements. E. Landscape buffering for parlei.ng lots. L Whenever a parking lot 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. Supp. No. 35 1810 ZONING AND DEVELOPEMEIM' § 20-502 4. Landscaping shall be installed only on the property to be developed or for which a building permit is applied. For properties with existing development, landscaping in addition to existing landscaping shall be required on a percentage basis determined either according to square footage added, or substantially altered, or value added to the premises by proposed improve- ments, whichever is higher, up to the maximum required for that district. Existing valuation and valuation of proposed changes shall be based on valuation tables within the adopted building code. The term "substantially altered" means that the value of remodeling excess fifty (50) percent of the value of the building prior to such improvements. 5. All new landscaped areas shall be served by. a functioning automatic irrigation system which combines drip and subsurface irrigation with high efficiency sprinklers except an individual single-family and duplex residential lots. The requirement for a functioning automatic irrigation system may be waived with an approved xeriscaping/waterwise plan. All new irrigation systems shall be designed to be zoned according to water needs of proposed plant materials. There should be separate zones for turf grasses and shrub bed. areas, for sun and shade and other climatic conditions and according to the water demands of the plant material. All new irrigation systems shall be equipped with automatic rain shut-off devices. 6. In all -districts, any area of the lot not covered by building,. parking, walkways, storage or display area must: be landscaped. 7. Recirculated water shall be used for new decorative water features and fountains. 8. Artificial turf or plant materials are not allowed. 9. The irrigation of landscaped: areas shall be consistent with the restrictions imposed by the water district in which a property is located. 10. No person, organization, or association may create or impose restrictive covenants, conditions, restrictions, deed. clauses or other agreements between. the parties that prevent the use of xere/waterwise landscaping. 1). District requirements: L Single- and two-family residential rises: a. One (1) street tree per seventy (70) feet (or portion. thereof) of street frontage to be placed within the front setback prior to issuance of the certificate of occupancy. This shall not be construed to mean trees placed seventy (70) feet on center. b. No. less than twenty-five (25). percent of the gross lot area and no less than one hundred (100) percent of the frontyard (exclusive of driveway and sidewalk access to the home) shall be landscaped, C. For new single family and two family residences, no more than fifty (50) percent of the total. landscaped. coverage. on the lot shall be comprised of turf. The use of low water demand turf varieties such as buffalo grass, blue groom grass. and tall fescue is encouraged. 2. 14 dtifamily residential uses: a.. Required within the minimum. building setbacks abutting public right-of-way: one (1) tree, deciduous or evergreen, for every thirty (30) feet (or portion thereof) of street frontage. This should not be construed to mean trees placed thirty (30) feet on center.. b. In addition to trees required based upon public street frontage, one (1) tree and ten (10) shrubs are required for every one thousand (1,000) square feet of required landscape area. C, Except for pedestrian and vehicular access, they minimum required front yard shall be fully landscaped. Supp. No. 86 1809 § 26-502 WHEAT RIDGE CITY CODE Sidewalks, whether paved or gravel, which serve as functional links between parking areas and main structures, or which serve as general public access routes around a main structure, or between a main structure and a public street or alley; shall not be counted as landscaping. Other sidewalks or paths which serve as casual access to or through landscape areas may be counted a nonliving landscape features, B. Landscape plan: A landscape plan is required to be submitted with the required building permit or development plan for all public, semi-public, multi-[tinily, commercial and industrial development, redevelopment, addition or change in use. The plan shall be approved by the director of community development. The following information shall be included in the plan: 1. Date, north point and scale (scale not to exceed one (1) inch equalling forty (40) feet with one (1.) inch equalling twenty (20) feet desirable), name and location of the development; name(s) of owner(s); name, address and telephone number of person or firm preparing the plan; name and telephone number of the contact person for the project. 2- Topographic contours and spot elevations on final grading plan adequate to identify and properly specify landscaping for area needing slope protection. 3. Location of property lines with dimensions, adjacent streets and right-of-way, drainage features,. building and structures, parking, loading and vehicular circulation areas, driveways, under- ground and/or overhead utility lines, and traffic sight distance triangles. 4. Landscaped areas on the site including: a. Locations, dimensions and square footage of all landscaped areas. This shall include calculations for total lot area, total landscaped area, area of living vegetation and area of non-living material. b. The locations, types, sizes and quantities of proposed plant and. other materials. Common and botanical. names shall be identified adjacent to all plant material or by use of a key and legend. c. The location, size, materials and treatment of non-living landscaped areas. d. The species, location and size of any existing plant materials to be preserved. e. The species, location and size of any existing plant materials to be removed. 5. Location and type of the irrigation system provided. 6. A description of existing trees which are proposed to be preserved during site preparation and construction. C. Landscape area requirements: 1. Any combination of two (2) or more of the following: grass, flowers, shrubbery, deciduous and coniferous trees, which shall be maintained in an orderly mariner. The use of ren-living material such as bark, rock or ornamental objects shall not exceed thirty-five (357 percent of the required landscaping area. Coverage shall be determined for the projected growth after two (2) full growing seasons. 2. The growth of any plantings or the erection of any landscape structure or berm is regulated by section 26-603B. 3. Except for approved street trees, the landscaping required in the right-of-way between the property line and the curbline shall not be permitted to obtain a height greater than thirty-six (36) inches above the level of the roadway. Stipp. No. 85 1808 ZON ING AND DEVELOPL•`MENT § 26-502 Use Standard Requirement Places of public or private assembly, such as com- munity buildings, clubs, lodges, auditoriums, sta- diums,mnasfums: (a) For assembly rooms over 500 square feet audi- toriums and stadiums: -With fixed seats is ace 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 uses, if not 1 space per 300 square feet of floor area plus 1 otherwise listed space for each agency owned vehicle Preschools, daycare, nurseries 1 space per each faculty or staff member plus 1 off-street loading/unloading space per each S stu- dents or children plus l parking space for each bus or vanoperated b the child care facility Residential group homes for youths 18 years and 2 spaces per home with. street parking or 4 spaces younger per home without street parking plus 1 space per each eight beds Retail or wholesale principally of large items such 1 space per 300 square feet of floor area as furniture, large appliances, floor covering, etc. Retail, office and service establishments 1 space per 200 square feet of first floor area plus 1. space per 300 square feet for all . floors other than first floor Sale pr mental of new and used cars, mobile 1 space per 1,000 square feet of lot area plus 1 homes,. portable. buildings, recreational vehicles, space per employee on maximum shift. cam pers and boats Tennis and racquetball courts or other court 2 spaces per court plus l space per employee on games maximum :shift Theaters 1 space per each .3 seats plus 1 space per em- p 1 ee on maximum. shift Unified shopping centers of 100,000 square feet 1 space per each 250 square feet gross leasable or larger area Veterinary offices and clinics; and radio and TV 1 space per 200 square feet of floor area studios; and financial institutions Notes: (1) Wborever the word "person," "student" or "employee" is used as a unit of measure, the requirement shall be based upon the maxiinum designed use or occupant. capacity. (2) For operations which contain more than one (1) use category (e:g_motellrestauram), the director of community development shall require parking computed by using. the "mixed occupancy" provisions; however, the director may allow for up to fifty (60) 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) See. 26-502. Landscapingrequirements. A- Landscaping defined: A combination of living plants, such as trees, shrubs, vines, groundcover, flowers, sod or grass; and may include natural features, such as rock, stone and bark; and structural features, including, but not limited to, fountains, reflecting pools, art work, screen walls, fences and benches. Uncontrolled weeds shall not be considered as landscaping; however, maintained natural grasses and natural flowers may be considered as landscaping. Svpp. No. 35 1807 ZONING AND DEVELOPMENT § 26-621 Sec. 26-621. Residential parking. A. 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. B. 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: • Recreational vehicle • Trailer upon which are stored personal recreational vehicles 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: • The vehicles or trailers are less than six (6) feet in height, and • 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. C. 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 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. _ I). 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 inheight stored in a back yard do not need to meet rear and side yard setbacks. E. 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. Sapp. No. 33 1835 ATTACHMENT § 26-621 WHEAT RIDGE CrrY CODE F. 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. G. 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. 11. 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. 1. 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 asset forth herein for multifamily residential land uses. J. 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 (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-12$8, 1, 2, 5-12-03; Ord. No. 1318, 1, 3-22-04) See. 26-622. Parking for the principal purpose of sale A, For purposes of this section, "vehicle" shall. include motor vehicles, motor homes, travel trailers and mobile homes. B_ No person shall park any vehicle far the principal purpose of selling such vehicle on a public roadway, on public property or any other property not zoned residential. C,. Vehicles considered to be parked for the principal purpose of sale on any private driveway or private property may be reported by the owner or manager of such property to the community development department. for issuance of an appropriate citation. supp. No. 33 1836 Page 1 of 2 Kenneth Johnstone From: Daniel Brennan Sent: Wednesday, June 24, 2009 2:30 PM To: Kenneth Johnstone; 'Gerald Dahl' Subject: RE: Off Street Parking Surfacing - City Council Memo Ken, A couple of comments: 1. On line 2 of the Summary, you should reference the Community Services Team, not division. 2. 1 am okay at first reading with the fourth paragraph you have added pertaining to residential districts and unlawful motor vehicle parking in Section 26-501 (A). However, does the language in paragraph 2 of Section (A) limit enforcement to only new development versus existing residential areas? 3. 1 am okay with your definition of a Residential Driveway and Hard Surface. 4. Your policy questions are appropriate, please add Staff recommends Community Development be responsible for the enforcement of these violations. I am sending your draft to Jim Lorentz and Mary McKenna for comment Thanks, Daniel G. Brennan Chief of Police 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303-235-2913 1i 11 , z_ Gly of Wh6at e POLICE DUART,WNT 00NFIDENTIALITY NOTICE: This e-mail contains business-confidential information. It is intended only for the use of the individual or entitynamed above. If you are not the intended recipient, you are notified that anydisclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify its immediatelyby e-mail, attaching the original message, and delete the original message from your computer, and anynetwork to which your computer is connected. Thank you. From: Kenneth Johnstone Sent: Wednesday, June 24, 2009 10:36 AM To: Daniel Brennan; 'Gerald Dahl' Subject: Off Street Parking Surfacing - City Council Memo Jerry and Dan, Attached is a draft memo to go to Council proposing code language based on the policy direction received from the previous study session and based on the staff debrief meeting that occurred in April. I 6/24/2009 Page 2 of 2 am delinquent in getting this out to you, so my apologies. This item is scheduled for the July 6 study session. These packets are technically due to the CMO this afternoon, but I certainly expect you may need some additional time to review. I let Karen know we would be requesting an extension. Could you let me know when you would be able to take a look at this and get me any comments, so that I can let Karen know. I would also be glad to discuss or conference call if you have questions or if you think I am not capturing the direction we have received thus far. Thanks in advance. Ken Johnstone, AFCP Cotmumiity Development Director '500 W. 29th Avenue Wheat Ridee. Colorado 80033 Office Phone: 303-235-2844 Fax: ,03-234-2814 WW .ci.N-hcatttdL;Cco.us City of ir: Wheat 'xdYN'a" c C7,tir✓if.7 ~137Y D k «i t,~SF CONFIDENTIALITY NOTICE: This e-mail contains business-confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message fi'om your computer, and any network to which your computer is connected. Thank you. 6/24/2009 Page 1 of 3 Kenneth Johnstone From: Gerald Dahl [gdahl@mdkrlaw.com] Sent: Sunday, May 31, 2009 12:11 PM To: Daniel Brennan; Kenneth Johnstone Subject: FW: Legal Opinion Request Gerald E. Dahl gdahl@mdkrlaw.com Direct: 303-493-6686 Murray Dahl Kuechenmeister & Renaud LLP 2401 15th Street, Suite 200 Denver, CO 80202 Phone: 303-493-6670 Fax: 303-477-0965 This electronic mail transmission and any accompanying documents contain information belonging to the sender which may be confidential and legally privileged. If you are not the intended recipient of this e-mail, you are hereby notified that any dissemination, distribution or copying of this e-mail, and any attachments thereto, is strictly prohibited. If you have received this e-mail in error, please notify me immediately by telephone or e-mail and destroy the original message without making a copy. Thank you. From: Gerald Dahl Sent: Sunday, May 31, 2009 12:10 PM To: 'Jim Lorentz' Subject: RE: Legal Opinion Request Commander, Thanks for your message. Ordinances must be read to give effect to all of their parts or sections. With this guiding principle in mind, I observe that Section 26-621.H begins by requiring that "Areas which are used to store or park recreational vehicles... "be of an improved surface. Because an "area" contemplates more than simply supports for individual wheels, I conclude that at least the vehicle footprint must be an improved surface, of the materials allowed by the section. This interpretation is supported by the use of the term "areas" in other portions of section 26-621, and elsewhere in the Code relating to parking regulations: • 26-621.C: "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." [clearly contemplating an area greater than the size of the vehicle] • 26-501.A, third paragraph: "if an increase of percent in parking area is needed as a result of..." [off- 6/1/2009 Page 2 of 3 street parking requirements] . 26-501.C.1: "Nothing in this section shall prevent extension of...a...use into an existing parking area provided the same amount of parking spaces taken is provided by an enlargement of the existing parking area..." [parking area is comprised of parking spaces] . 26-501.D.20: "Parking space and aisle dimension:" [Parking spaces are defined, with an area larger than the vehicle] The section is enforceable as written. While an amendment stating that at a minimum the vehicle footprint must be an improved surface, that is not necessary to obtain enforcement. Obviously anyone can argue to the contrary to the judge, but I believe my interpretation is the more logical one. Gerald E. Dahl gdahl c@mdkrlaw. com Direct: 303-493-6686 Murray Dahl Kuechenmeister 8s Renaud LLP 2401 15th Street, Suite 200 Denver, CO 80202 Phone: 303-493-6670 Fax: 303-477-0965 This electronic mail transmission and any accompanying documents contain information belonging to the sender which may be confidential and legally privileged. If you are not the intended recipient of this e-mail, you are hereby notified that any dissemination, distribution or copying of this e-mail, and any attachments thereto, is strictly prohibited. If you have received this e-mail in error, please notify me immediately by telephone or e-mail and destroy the original message without making a copy. Thank you. From: Jim Lorentz [mailto:jlorentz@ci.wheatridge.co.us] Sent: Friday, May 29, 2009 8:57 AM To: Gerald Dahl Cc: Daniel Brennan; Kenneth Johnstone Subject: Legal Opinion Request Mr. Dahl, The police department is requesting a legal opinion regarding the following section in the municipal code: Sec. 26-621. Residential parking. H. 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. Although the Community Services Team is not aware of any specific incidents, there has been an assertion that it would be acceptable by law for a person to place four brick pavers under the wheels of their vehicle. Our contention is that would not be an improved surface. An improved surface should cover at least the footprint of 6/l/2009 Page 3 of 3 the entire vehicle. It seems clear that the intent is to require an overall improved surface to prevent grass/weeds/etc... from growing under the vehicle. For purposes of enforcement and education, could your office make a determination on this issue? Is this enforceable as written? Do we need to clarify this language? Thanks in advance, Jim Lorentz Support Services Division Commander 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: (303) 235-2955 Fax: (303) 235-2949 ilorentzp_ci.wheatridge.co.us City Of e 2 tt,{71 E4C t)Fh6at Rl 'e CONFIDENTIALITY NOTICE: This e-mail contains business-confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. 6/l/2009 Page 1 of 1 Kenneth Johnstone From: Daniel Brennan Sent: Friday, April 24, 2009 8:09 AM To: gdahl@mdkrlaw.com; Randy Young; Kenneth Johnstone Subject: Council Study Session I have been told that Christa is having a tough time summarizing the Off-Street presentation and discussion. Mayor DiTullio has shared the following with me and has asked if this is everyone's recollection: Q There should be no parking in residential front yards on non-acceptable surfaces (such as grass, compacted dirt, etc...) 0 Non-acceptable surfaces and range of materials suitable for an acceptable surface needs to be defined. Staff will do research and bring back to Council a list of acceptable parking surfaces within the new ordinance. Q Enforcement by the City of the "No Parking" in the front yard would be enforced immediately upon passage of the ordinance. Q Enforcement by the City to require the installation of acceptable parking surfaces on the property would be triggered by an action or after a designated timeline (such as: issuance of a building permit and/or a 1,3, 5 year, etc., timeline) Is this your recollection of the discussion as well? Daniel G. Brennan Chief of Police 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303-235-2913 City of Wh6att~Lqff E'c?t.[cF DUArTMFXT b CONFIDENTIALITY NOTICE: This e-mail contains business-confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately-by e-mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. 4/29/2009 Page 1 of 2 Kenneth Johnstone From: Randy Young Sent: Friday, April 24, 2009 11:51 AM To: Christa Jones Cc: Adam Tietz; Kenneth Johnstone Subject: Dumpster Regulation Christa, How about rewording the beginning of the second bullet point to read "Insert: that all dumpsters (trash receptacles) larger than 96 gallons must be screened and Leaving the rest of the language as stated. Thank you, Randy G. Randolph Young City Manager 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303-235-2804 Fax: 303-234-5924 ~k%v ct iklieatndge cg us C~Iv ai y y ~ ~t i ] .r' ti FP d+1ANAti3`N''S Of Ewi CONFIDENTIALITY NOTICE: This e-mail contains business-confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage m use of this communication is prohibited. If you received this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. From: Adam Tietz Sent: Friday, April 24, 2009 11:41 AM To: Randy Young Subject: Dumpster Definition Randy, We do have a definition for dumpsters in the code. It doesn't really help us out much. Dumpster: A receptacle used for the collection of trash. Adam Tietz Platmei ?500 W. 29th AN enue Wlih at IRidse. Colorado 80033 Office Phone: 303-235-2845 4/29/2009 Page 2 of 2 Fax: 303-234-2857 a cti;.cl.t hean_ d,e.co s [:i1r of ~"!~+`-i.~tl t11 ISk VkL{it';.Y~41 CONFIDENTIALITY NOTICE: This e-mail contains business-confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. 4/29/2009 lt~ab~~~-, w~~ 2 ~~~s ~ 3 w 4 6 10 11 12 3. City of Wheattidge POLICE DEPARTMENT Memorandum TO: Mayor and City Council THROUGH: Randy Young, City Manager FROM: Daniel Brennan, Chief of Police Ken Johnstone, Director of Community Development DATE: April 9, 2009 (for the April 20, 2009 Study Session) SUBJECT: Off-Street Parking Surfacing Requirements In the fall of 2008, some elected officials expressed concern with vehicles parking on unimproved surfaces (yard areas) in residential districts. The Community Services division of the Police Department determined that no violations were occurring based on the following code references. While Section 26-501(D) of the Code of Laws establishes specific surfacing requirements for off-street parking, Section 26-501(A) (Scope), limits the enforcement of that section of the Code by exempting existine residential development. The parking regulations generally only apply to new development, substantial changes in use or substantial expansions of existing uses. Staff presented this information and the broader issue of whether stricter parking surface requirements should be applied to existing residential development at a January 5, 2009 City Council study session. The consensus direction received at that meeting was to conduct additional research as to what code amendment options might be available to enforce parking surfacing requirements. Some members of Council indicated a potential to allow for parking on compacted dirt surfaces, but not grass or other landscaped areas. Staff has some concerns with the ability to enforce that standard, given the likely grey areas when a turf area might transition from turf to dirt based on repetitive parking. There was also some discussion and questions as to how previous administrations might have enforced a "no parking on the grass" standard with a legitimate code basis. Staff has conducted additional research on the issues that have been identified and based on the Council direction we received at the previous study session. We have also reviewed possible code language amendments with the City Attorney. We will be requesting additional policy direction at the April 20, 2009 study session in several specific areas related to the issue at hand, prior to preparing a specific ordinance. A complicating factor in drafting the ordinance will be the fact that parking is addressed in numerous sections of the Code, so any amendments to the surfacing requirements will need to ensure that those various sections are working together toward the same objectives. Parking is regulated either directly or indirectly in the following sections of the code: 13-51; 13-Article IV; 15-28; 26-501; 26-502; 26-618; 26-619; 26-621; and 26-622. Staff will have a presentation at the study session that further lays out the issues, with digital photographs illustrating the various types of situations that may or may not be desirable for the community. Based on a review of those examples, discussion of the specific policy questions and City Council direction, staff is prepared to proceed to draft code amendment language. DB:KJ Attachments: Section 26-501 - Off-Street Parking Requirements Section 26-502 - Landscaping Requirements Section 26-621 - Residential Parking ZONING AND DEVELOPMENT § 26-501 ARTICLE V. DESIGN STANDARDS Sec. 26-501. Off-street parking requirements. A. Scope. 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. 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, unless otherwise specifically provided. If an increase of less than twenty-five (25) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area shall be required to meet only the following design standards: surfacing; sight distance triangle requirements; usable parking spaces; marking of spaces; truck-tractor/semi-trailer parking; small car parking; parking space and aisle dimensions; and use and maintenance of parking areas. If an increase of twenty-five (25) percent to fifty (50) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area added shall meet all design standards as required by subsection C., of this section. If an increase of more than fifty (50) percent in parking area is needed as a result of change of use or substantial extension or expansion of uses or structures, all parking areas shall come into conformance with the design standards as required by subsection C., of this section. B. Definitions. 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: a. Mechanical/utility room. b. Restrooms. C. Elevators, stairwells. d. Show windows. e. Hallways. f. Common areas. g. 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. Supp. No. 35 1797 § 26-501 WHEAT RIDGE CITY CODE 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. C. General provisions. 1. Additions. 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. 2. 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 those limitations for the various use requirements. The total requirements for off-street parking facilities shall be the sum of the requirements for the various uses computed separately. Where it is desired to share the parking spaces between two (2) or more uses, the use of such parking spaces shall be predicated upon the proven fact that the uses will not require said parking space at simultaneous times. Only where it can be shown that the uses have mutually exclusive operating hours shall shared parking arrangements be approved. 3. 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. 4. Location. a. 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. b. If sufficient parking spaces cannot be accommodated on the lot for any use, 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. In situations where off-lot parking is required and 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 Supp. No. 35 1798 ZONING AND DEVELOPMENT § 26-501 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 Supp. No. 35 1798.1 ZONING AND DEVELOPMENT ¢ 26-501 space is provided through other means as approved by the director of community develop- ment. 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. 5. Parking of recreational vehicles, travel trailers and pickup-mounted campers. a. 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. b. Parking of such vehicles in an approved RV park shall be limited to a maximum of thirty (30) days within the same RV park. D. Design standards. 1. 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 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 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 material used as to the parking surface stays contained within the parking pad (with the use of concrete curbs, railroad ties, etc). 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. Islands. 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. 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. Parking lot islands shall be irrigated with an automated sprinkler and have raised concrete curbs. No landscaping within landscaped islands may obstruct visibility for vehicles entering, maneuvering in, or exiting the parking lot. 3. Lighting. Any lighting used to illuminate any off-street parking area shall not have a negative impact on the surrounding area. 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. Fixtures shall be attached to a building or mounted on poles and shall be in accordance with the requirements of section 26-503. 4. 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. 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. Supp. No. 31 1799 § 26-501 WHEAT RIDGE CITY CODE 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. 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. 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. 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. A joint curb cut, one (1) which serves more than one (1) property, may not exceed forty-five (45) feet in width. 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. e. 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. f. 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). g. 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. 5. Off-street loading. 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. 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. 6. 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. 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 sidewalk or public right-of-way. Supp. No. 31 1800 ZONING AND DEVELOPMENT § 26-501 8. 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." 9. Handicap 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 (81/2) 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 Total Number of Off-Street Spaces Required Number of Handicapped Spaces 1-25 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. 10. [Signage, location, etc.] Each handicap 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. 11. Marking ofparking 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. 12. Parking lot design standards for truck-tractors and for semi-trailers. Where it is desired to park truck-tractors and/or semi-trailers as regulated by section 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: Supp. No. 31 1801 § 26-501 a. Dimensions: WHEAT RIDGE CITY CODE Feet (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 b. All parking and circulation areas shall be paved to acceptable engineering standards with bituminous concrete or portland concrete. C. Each parking stall shall be supplied with an electrical outlet to permit vehicles to be connected to electricity while parked. d. Unattended truck-tractors shall not be allowed to idle. e. The use of standard automobile parking spaces and/or circulation aisles for truck-tractor and/or semi-trailer parking or circulation is prohibited. 13. Parking plan required. All plans for the construction of any parking facility must be approved by the director of community development and a miscellaneous 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. 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. 14. 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. 15. 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. Supp. No. 31 1802 ZONING AND DEVELOPMENT § 26-501 16. 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. 17. 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 or public sidewalk. A permanent curb, bumper, wheel stop or similar device shall be installed which shall be adequate to protect the right-of-way or sidewalk 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. 18. 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. 19. Stacking. 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. Stacking spaces shall be a minimum of eight and one-half (8Y2) feet width and eighteen (18) feet long and shall not double as a circulation driveway, maneuvering area or off-street parking space. 20. Parking space and aisle dimension. The following table establishes the minimum parking lot space and aisle dimensions for full-size and compact automobiles. Full-Sized Cars: Minimum Parking Standards Angle 0" 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' 17'6" 22' Compact Cars: Angle 0" (Parallel) 30° 45" 60° 90° Width 7' 7'6" 76" 716" 7'6" Length 19' 15' 15' 15' 15' Aisle Width 11' 11' 12' 16' 19' The followin g diagram illustrates typical parking stall layout for full-sized and compact cars in accordance with the above standards: Supp. No. 29 1803 § 26-501 WHEAT RIDGE CITY CODE RGVRE 2045MA IYPICN. PARKING STALL LAYOUT Sample Parking Lot Configuration for Combination Full-Size and Compact Cars Supp. No. 29 1804 FIGURE 26-501.2 SAMPLE PARKING LOT CONFIGURATION FOR COMBINATION FULL SIZE AND COMPACT CARS ZONING AND DEVELOPMENT § 26501 21. 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. 22. 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 this subsection (21)[22.) shall apply to both existing and future conditions. E. Appeal/ variances and waivers to standards: Variances and waivers to parking requirements, shall be processed as a variance pursuant to section 26-115. F. Schedule of required off-street parking: Use Standard Requirement Amusement/recreational enterprises such as 1 space per each 2 persons based on designed use swimming pools, skating rinks, health clubs, or occupant capacity spas, etc. Boarding and rooming house 1 space per guest room Bawling 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 em to ee on maximum shift Drive-in restaurants (excluding drive-up win- 1 space per 100 square feet of floor area dows) Drive-up windows (food, liquor, bank, etc.) 6 stacking spaces per window, plus standard orlon as required for inside uses Eating and drinking establishments or similar 1 space per 75 square feet of gross leasable area laces of assembly Educational institutions (public or private): -Elementary schools 1 space per each classroom or each 20 students, whichever is greater, plus 1 space for each teacher and administrative staff -Junior high schools 1 space per each 10 students or 1 space per each- 6 seats 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 students or 1 space per each 5 seats in an auditorium or assembly area, whichever is eater -Colleges, universities, vocational, trade or com- 1 space per each faculty or staff plus 1 space per mercial schools each 100 square feet of class room area Elderly group home 0.5 space for each elderly occupant, plus the stan- dard residential dwelling requirement Fleet or business-related parking 1 space for each company related vehicle in addi- tion to employee and customer parking Funeral homes or mortuaries 1 space per 100 square feet of floor area open for public use Supp. No. 29 1805 $ 26-501 WHEAT RIDGE CrrY CODE Use Standard Requirement 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 em- ployee on maximum shift Hotels and motels 1 space per guest room plus parking for associ- ated uses such as restaurant or lounge, based on their requirements, plus 1 space per employee on maximum shift Laboratories 1 s ace per 300 square feet of floor area Libraries museums, galleries 1 space per 300 square feet of floor area Lumber yards 1 space per 200 square feet of floor area in main sales building Manufacturing, processing, assembly or similar 1 space per 500 square feet of floor area industrial uses Medical and dental offices and clinics 1 space per 150 square feet of floor area where 50% or more of a building is to be used for medi- cal or dental offices or clinics; when less than 50% of a building is used for medical/dental of- fices 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 em- ran to ee on maximum shift Motor fueling stations, repair garages, tire stores, 1 space per employee on maximum shift plus 2 car wash, etc. spaces per bay or stall Multifamily elderly housing, exclusively devoted 1.25 spaces for each 1 bedroom unit 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 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 resi- dents for personal parking nor for storage of util- i ty or recreation vehicles. New single- and two-family residential: -With street parking 2 spaces per dwelling unit -Without street parking 4 s aces per dwelling unit Officetwarehouse 1 space per 600 square feet of area devoted to warehouse or work area (maximum of 75% of to- t al area) plus 1 space per 300 square feet of re- t ail, wholesale or office area (minimum of 25% of t otal area) Supp. No. 29 1806 ZONING AND DEVELOPEMENT § 26-502 Use Standard Requirement Places of public or private assembly, such as com- munity buildings, clubs, lodges, auditoriums, sta- diums, gymnasiums: (a) For assembly rooms over 500 square feet audi- toriums 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 uses, if not 1 space per 300 square feet of floor area plus 1 otherwise listed space for each agency owned vehicle Preschools, daycare, nurseries 1 space per each faculty or staff member plus 1 off-street loading/unloading space per each 8 stu- dents or children plus 1 parking space for each bus or van operated b the child care facility Residential group homes for youths 18 years and 2 spaces per home with street parking or 4 spaces younger per home without street parking plus 1 space per each eight beds Retail or wholesale principally of large items such 1 space per 300 square feet of floor area as furniture, large appliances, floor covering, etc. Retail, office and service establishments 1 space per 200 square feet of first floor area plus 1 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 homes, portable buildings, recreational vehicles, space per 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 em- lo ee on maximum shift Unified shopping centers of 100,000 square feet 1 space per each 250 square feet gross leasable or larger area 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; 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) Sec. 26-502. Landscaping requirements. A. Landscaping defined: A combination of living plants, such as trees, shrubs, vines, groundcover, flowers, sod or grass; and may include natural features, such as rock, stone and bark; and structural features, including, but not limited to, fountains, reflecting pools, art work, screen walls, fences and benches. Uncontrolled weeds shall not be considered as landscaping; however, maintained natural grasses and natural flowers may be considered as landscaping. Supp. No. 35 1807 § 26-502 WHEAT RIDGE CITY CODE Sidewalks, whether paved or gravel, which serve as functional links between parking areas and main structures, or which serve as general public access routes around a main structure, or between a main structure and a public street or alley, shall not be counted as landscaping. Other sidewalks or paths which serve as casual access to or through landscape areas may be counted a nonliving landscape features. B. Landscape plan: A landscape plan is required to be submitted with the required building permit or development plan for all public, semi-public, multi-family, commercial and industrial development, redevelopment, addition or change in use. The plan shall be approved by the director of community development. The following information shall be included in the plan: 1. Date, north point and scale (scale not to exceed one (1) inch equalling forty (40) feet with one (1) inch equalling twenty (20) feet desirable), name and location of the development; name(s) of owner(s); name, address and telephone number of person or firm preparing the plan; name and telephone number of the contact person for the project. 2. Topographic contours and spot elevations on final grading plan adequate to identify and properly specify landscaping for area needing slope protection. 3. Location of property lines with dimensions, adjacent streets and right-of-way, drainage features, building and structures, parking, loading and vehicular circulation areas, driveways, under- ground and/or overhead utility lines, and traffic sight distance triangles. 4. Landscaped areas on the site including: a. Locations, dimensions and square footage of all landscaped areas. This shall include calculations for total lot area, total landscaped area, area of living vegetation and area of non-living material. b. The locations, types, sizes and quantities of proposed plant and other materials. Common and botanical names shall be identified adjacent to all plant material or by use of a key and legend. C. The location, size, materials and treatment of non-living landscaped areas. d. The species, location and size of any existing plant materials to be preserved. e. The species, location and size of any existing plant materials to be removed. 5. Location and type of the irrigation system provided. 6. A description of existing trees which are proposed to be preserved during site preparation and construction. C. Landscape area requirements: 1. Any combination of two (2) or more of the following: grass, flowers, shrubbery, deciduous and coniferous trees, which shall be maintained in an orderly manner. The use of non-living material such as bark, rock or ornamental objects shall not exceed thirty-five (35) percent of the required landscaping area. Coverage shall be determined for the projected growth after two (2) full growing seasons. 2. The growth of any plantings or the erection of any landscape structure or berm is regulated by section 26-603B. 3. Except for approved street trees, the landscaping required in the right-of-way between the property line and the curbline shall not be permitted to obtain a height greater than thirty-six (36) inches above the level of the roadway. Stepp. No. 35 1808 ZONING AND DEVELOPMENT § 26-502 4. Landscaping shall be installed only on the property to be developed or for which a building permit is applied. For properties with existing development, landscaping in addition to existing landscaping shall be required on a percentage basis determined either according to square footage added, or substantially altered, or value added to the premises by proposed improve- ments, whichever is higher, up to the maximum required for that district. Existing valuation and valuation of proposed changes shall be based on valuation tables within the adopted building code. The term "substantially altered" means that the value of remodeling excess fifty (50) percent of the value of the building prior to such improvements. 5. All new landscaped areas shall be served by a functioning automatic irrigation system which combines drip and subsurface irrigation with high efficiency sprinklers except on individual single-family and duplex residential lots. The requirement for a functioning automatic irrigation system may be waived with an approved xeriscaping/waterwise plan. All new irrigation systems shall be designed to be zoned according to water needs of proposed plant materials. There should be separate zones for turf grasses and shrub bed areas, for sun and shade and other climatic conditions and according to the water demands of the plant material. All new irrigation systems shall be equipped with automatic rain shut-off devices. In all districts, any area of the lot not covered by building, parking, walkways, storage or display] area must be landscaped. 7. Recirculated water shall be used for new decorative water features and fountains. 8. Artificial turf or plant materials are not allowed. 9. The irrigation of landscaped areas shall be consistent with the restrictions imposed by the water district in which a property is located. 10. No person, organization, or association may create or impose restrictive covenants, conditions, restrictions, deed clauses or other agreements between the parties that prevent the use of xeric/waterwise landscaping. D. District requirements: 1. Single- and two-family residential uses: a. One (1) street tree per seventy (70) feet (or portion thereof) of street frontage to be placed within the front setback prior to issuance of the certificate of occupancy. This shall not be construed to mean trees placed seventy (70) feet on center. b. No less than twenty-five (25) percent of the gross lot area and no less than one hundred (100) percent of the front yard (exclusive of driveway and sidewalk access to the home) shall be landscaped. C. For new single family and two family residences, no more than fifty (50) percent of the total landscaped coverage on the lot shall be comprised of turf. The use of low water demand turf varieties such as buffalo grass, blue grama grass and tall fescue is encouraged. 2. Multifamily residential uses: a. Required within the minimum building setbacks abutting public right-of-way: one (1) tree, deciduous or evergreen, for every thirty (30) feet (or portion thereof) of street frontage. This should not be construed to mean trees placed thirty (30) feet on center. b. In addition to trees required based upon public street frontage, one (1) tree and ten (10) shrubs are required for every one thousand (1,000) square feet of required landscape area. C. Except for pedestrian and vehicular access, the minimum required front yard shall be fully landscaped. Supp. No. 35 1809 § 26-502 WHEAT RIDGE CrrY CODE d. Landscaping shall not be less than thirty (30) percent of the total lot area. e. For new multi-family developments, no more than sixty (60) percent of the total landscaped coverage on the lot shall be comprised of turf. The use of low water demand turf varieties such as buffalo grass, blue grams. grass and tall fescue is encouraged. 3. Nonresidential uses: a. Required within the minimum building setbacks abutting public rights-of-way: one (1) tree, deciduous or evergreen, for every thirty (30) feet (or portion thereof) of street frontage. This should not be construed to mean trees placed thirty (30) feet on center. b. In addition to trees required based upon public street frontage, one (1) tree and ten (10) shrubs are required for every one thousand (1,000) square feet of required landscape area. C. Required landscaped areas shall be as follows: (1) Landscaping shall not be less than twenty (20) percent of the gross lot area. (2) On any nonresidentially zoned property abutting 44th Avenue, 38th Avenue, Mpling Street, Wadsworth Boulevard, Youngfield Street, Ward Road, Sheridan Boulevard, or I-70 frontage roads, a landscaped area measuring ten (10) feet from the edge of the right-of-way is required for the entire length of the property abutting these roadways, except for curb cuts. This area may be used to meet the other area requirements. (3) On residentially zoned property, a minimum ten-foot landscape buffer is required adjacent to public streets abutting front or side yards. (4) For new nonresidential developments, no more than thirty (30) percent of the total landscaped coverage on the lot shall be comprised of turf. The use of low water demand turf varieties such as buffalo grass, blue grams. grass and tall fescue is encouraged. (5) Additional requirements may apply if the project is located in the Streetscape Overlay District. d. All nonresidential uses located adjacent to residentially zoned areas or agriculturally zoned areas shall provide a screened or landscaped buffer area consisting of either or both of the following: (1) A six-foot high solid fence or landscaped hedge with a mature height of six (6) feet; or (2) A strip of land at least fifteen (15) feet wide planted with a variety of vegetation and a minimum density of one (1) shrub or tree per every two (2) linear feet of buffer area adjacent to the residential or agricultural zoned property. Nothing contained in this section shall prohibit any landowner from landscaping in excess of the minimum requirements stated herein, either on their property or within public right-of-way, if approved by the public works director; however, offsite landscaping cannot reduce the onsite requirements. E. Landscape buffering for parking lots. 1. Whenever a parking lot 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. Supp. No. 35 1810 ZONING AND DEVELOPMENT § 26-502 2. When a parking lot 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. F. Plantings. 1. In all cases, the use of xeric/waterwise plant materials is encouraged. 2. Minimum size of plant and other materials: a. Deciduous trees: Two-inch caliper, measured one (1) foot above the ground. Trees with a caliper in excess of five (5) inches may be counted as two (2) trees. Trees with a caliper in excess of ten (10) inches may be counted as three (3) trees. b. Ornamental and flowering trees: Two-inch caliper, one (1) foot above the ground. C. Evergreen Trees: Six (6) feet in height. d. Flowering and evergreen shrubs and hedges: Five-gallon size. e. Vines and groundcovers: One-gallon size. f Mulch: A minimum of three (3) inches in depth in areas protected from wind erosion. g. River rock: A minimum of one (1) inch to two (2) inches in size and at least three (3) inches in depth over a weed barrier groundcover. h. When required in the Streetscape Overlay District, street trees within or adjacent to pedestrian walkways shall be a minimum of three (3) inches in caliper with a minimum of seven (7) feet of head clearance to the lowest branches. Completion of landscaping. When the final landscape plan is submitted, a date for completion of all plantings and related work shall be included on the plan. Landscaping shall be installed and completed prior to the issuance of a certificate of occupancy. In extenuating circumstances, such as adverse weather, where occupancy is requested prior to completion of landscaping, an irrevocable letter of credit or escrow account shall be accepted for the completion of necessary landscaping, said financial guarantee to be equal to one and one-fourth (1Y4) times the cost of the landscaping. A cost estimate for landscaping not installed at that time shall be presented to the department of community development for approval. Letters of credit or escrows shall not be released until all planting and finish materials shown on the approved landscape plan are installed and accepted. The amount of the escrow or letter of credit shall be determined by the department of community development based on the submitted landscaping plan. Should the required landscaping not be properly installed upon the expiration of the letter of credit or escrow account, the city reserves the right to use such funds to have the required landscaping placed upon the subject premises. Any costs incurred by the city in excess of the funds provided by the letter of credit or escrow shall be recovered by the city through normal lien proceedings. G. Maintenance. 1. The developer, its successor and/or the property owner shall be responsible for regular weeding, irrigating, fertilizing, pruning or other maintenance of all plantings as needed in order to ensure the survival of any required landscaping. The city may require the removal and replacement of such required landscaping where dead, diseased or damaged landscaping is found. 2. Minor changes in the approved landscaping plan may be made with the approval of the director of community development if the total area of landscaping is not reduced below minimum standards and placement is not substantially changed. Supp. No. 34 1811 § 26-502 WHEAT RIDGE CITY CODE 3. All property owners/occupants shall be responsible for maintenance of landscaping within the portion of the public right-of-way between the back of the curb or street pavement and adjacent private property. H. Acceptable street trees shall be determined by the community development director. Street trees in the Streetscape and Architectural Design Overlay districts shall conform to the plant list contained in the streetscape and architectural design manual. I. Waivers and variances. Generally, for waivers and variances, see section 26-115. Whenever a waiver or variance is required which would be reviewed by the board of adjustment, planning commission or city council, consideration should be given regarding alternatives to total waiver requirements (for example, substituting planter boxes or hanging baskets for normal ground landscaping). (Ord. No. 2001-1215, § 1, 2-26-01; Ord. No. 1288, 1, 2, 5-12-03; Ord. No. 1330, § 1, 8-9-04) Sec. 26-503. Exterior lighting. A. Purpose. The purpose of this section is to regulate the spillover of light and glare from exterior lighting on operators of motor vehicles, pedestrians and land uses in the proximity of the light source. With respect to motor vehicles in particular, safety considerations form the basis of these regulations. In other cases, both the nuisance and hazard aspects of glare, reflected light and incidental spillover light are regulated. This section does not apply to public street lighting or to public outdoor parks and recreation uses. B. Permit required. An electrical permit application shall be required and a permit issued prior to installation or substantial modification of any exterior lighting. The permit application shall be accompanied by information required by the uniform electrical code and additional information that may be necessary to determine potential negative effects upon adjacent properties and public streets including, but not limited to, a plot plan showing location and orientation of lighting standards, building elevations showing location and orientation of lighting standards, lighting standard specifications including height, type (i.e., cutoff, non-cutoff, spot, floodlight, etc.), peak candlepower diagram, and any shielding devices to be incorporated so as to minimize incidental light spillover or glare. C. Lighting standards. The following restrictions shall apply to outdoor light control, including lighting within or directed upon outdoor signs: 1. All fixtures shall be fully shielded. For purposes of this section, fully shielded shall mean fixtures constructed so that light rays emitted are projected below, and not above, the horizontal plane of the fixture, such that the source of illumination (bulb or direct lamp) is not visible from adjacent property or rights-of-way. All light fixtures shall be downcast to minimize undesirable effects of illumination such as glare, skyglow and light pollution. 2. All metal halide and fluorescent fixtures shall be filtered with glass, acrylic or translucent enclosures. 3. Only high-pressure sodium (HPS), low pressure sodium (LPS) or incandescent fixtures shall be permitted in commercial and multifamily residential parking areas. The level of illumination shall be consistent with minimum industry standards adopted by the illuminating engineering society. 4. All exterior lighting shall be designed and situated so that substantially all of the directly emitted light falls within the property boundaries. 5. Exterior lighting shall also be designed and situated so that no incidental or reflected light interferes with reasonable enjoyment of adjacent land uses, or safe movement of motor vehicles on public streets. Supp. No. 34 1812 ZONING AND DEVELOPMENT Sec. 26-621. Residential parking. § 26-621 A. 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. B. In residential zone districts, a maximum of two (2) of any the following vehicles may he parked outside upon property owned or rented by the vehicle owner, provided the vehicle owner resides on the property: • Recreational vehicle • Trailer upon which are stored personal recreational vehicles 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: • The vehicles or trailers are less than six (6) feet in height, and • 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. C. 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 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. . D. 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. E. 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. Supp. No. 33 1835 § 26-621 WHEAT RIDGE CrfY CODE F. 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. G. 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. H. 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. 1. 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. J. 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 (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, 3-22-04) Sec. 26.622. Parking for the principal purpose of sale. A. For purposes of this section, "vehicle" shall include motor vehicles, motor homes, travel trailers and mobile homes. B. No person shall park any vehicle for the principal purpose of selling such vehicle on a public roadway, on public property or any other property not zoned residential. C. Vehicles considered to be parked for the principal purpose of sale on any private driveway or private property may be reported by the owner or manager of such property to the community development department for issuance of an appropriate citation. Supp. No. 33 1836 Amend Code of Laws Section 26-501.D.1 to read: -.--.-j Formatted: Font: Not Bold J D. Design Standards. Comment [GD1]: I. would restare 1. Surfacing. the reference to Section 26-120, for the reason that, while l understand that (b) is not to apply unfil a building a. All areas subject to wheeled traffic for access, parking, sales or ` permit is issues the other storage shall be properly graded for drainage and on-site requirements in a. c and d are intended to apply to existing lots. detention of storm runoff. These areas shall be surfaced with Deleted: on or after June l,2oog,: concrete, asphalt, paver~pr__ similar material (hereinafter and notwithstanding Section 260120 collectively for the purposes of this Section "improved surface")., Deletes: brick Deleted: b. For fesidential_ dwellings, unto and including 4-unit dwellings_ the Deleted: gravel, first tw my-five (25) feet of driveway area from the existing edge pavement within the public right-of-way into the site shall be depth (hereinafter collectively ixinches for forihe surfaced with concrete, asphalt, brick pavers or similar materials, purposes of this Section, 'improved gravel is , the uch tha the g gran rav area provided however that the requirements of this subparagraph b surface"). If s must i e built such use tel is edwHh the concrete shall not apply to existing driveways unless and until, but as a curbs, contained L condition of, issuance of a building Permit for a structure on the lot railroad ties, landscape C timbers, or similar materials. (~D n/ served which would affect vehicular use. For the purposes of Deleted: one or two-family J parking or storage lot motorized or non-motorized vehicles the Comment[eD2]: This means that ~ I t L^ definition of "improved surface" shall also include gravel or similar for the purposes of access and sales material with a minimum depth of six inches. (see sub(a), only concrete, asphalt cr pavers are permitted. Is that the intent? c. For all other uses, driveway connections with the public street must be an improved surface between the property line and the existing edge of asphalt of the street. d. The auxiliary storage of motorized or nonmotorized vehicles shall not occur within six (6) feet of the front property line. Deleted: <#>In no event may more than % of the front yard be ` - devoted to vehicular access, parking, sales or storage. Note: This Amend Code of Laws Chapter 15 Article III (Specified Nuisances), to add a new requirement seems out of place here. Perhaps insentin section 15-28, to read: supplementary regulations as "lot coverage"Tq Section 15-28 Improper Vehicular Parking or Storage Formatted: Indent: Left: o^ No person shall park or store any motorized or nonmotorized vehicle on { Deleted: or in a location in violation other than an "improved surface," ,as defined in Section 26-501.D.1 of this Code [of Deleted: Chapter Amend Code of Laws Section 26-501.A to read: Deleted: a Formatted: Indent: LeR: 0" A. Scope. Formatted: Numbered + Level; 1 + Numbering Style: A, B, C, + Start at: 1 + Alignment: Left+ Aligned at: At the beginning of paragraph 2, insert the following phrase "With the exception of the 0.25"+Tab after: o.5"+Indent at: surfacing standards in Section 26-501.D.1.b" 0.5" Formatted: Indent: Left: 0" d Page 1 of 1 Kenneth Johnstone From: Jeff Hirt Sent: Tuesday, March 17, 2009 9:08 AM To: Kenneth Johnstone Subject: ZOA-05-01 (Parking) Ken, Case No. ZOA-05-01 (location of parking facilities) made the following changes generally: • Made parking for adjacent commercial land uses allowed on residentially zoned property where the lots have existing commercial uses • Made parking for adjacent commercial land uses allowed on residentially zoned property where the lots do not have existing commercial uses only by special use permit • Expanded the allowance for off lot parking to the restricted commercial (RC) and neighborhood commercial (NC) zone districts. It seems like the general goal was to allow more flexibility on tough commercial sites, in particular when part of shared parking agreements. One instance where I believe this was used was for the parking lot on 32nd ave just east of Wadsworth (north side) that serves the dr. office northwest of it on the east side of Wadsworth north of 32nd. This is the one where we talked about how people were parking on Wadsworth when the lot filled up. I believe the new parking lot is zoned RC, which previously did not allow parking for the adjacent commercial use. Jeff Hirt Planner If 7500 W. 291li Averme What Ridge, Colorado 50033 Office Phone: 303-235-2849 Fax: 303-234-2857 www ci wheatndgc.co_us iN, of fA,5hiMUNI'IY DF6'£1 t7tr41i N r CONFIDENTIALITY NOTICE: This e-mail contains business-confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this emrununication is prohibited. If you received this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message It om your computer, and any network to which your computer is connected. Thank you. 3/17/2009 OFF-STREET PARKING STUDY SESSION APRIL 20, 2009 PRESENTATION OUTLINE 1. Background on Existing Regulations 2. Summary of Current Enforcement Issues 3. Photos of Potential Concern 4. Review of Draft Ordinanc (maybe) 5. Request for Policy Direction PARKING ORDINANCES WHERE ALLOWED • Section 13-51- Parking on city-owned property • Section 13, Article IV- Parking Permits in Restricted Areas • Section 15-25 (k) - Allows parking of one non-operative vehicle upon property (parking surface requirement?) - Parked six (6) feet or more inside the front property line - Covered 1 PARKING ORDINANCES Section 26-501 - Off Street Parking (A)SCOPE - applies 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. Does not address existing residential properties - Revised July, 2005 (What were the changes made in 2005?) PARKING SURFACES ON WHAT Section 26-501 (D) -Off Street Parking - Specific required surface: concrete, asphalt or brick r+o#ae9ardsiy pavers in commercial areas; r¢sWeentlaL,arr+ac. - Prohibits sale, storage or repair in designated parking areas - "The auxiliary storage area for vehicles must be hard surfaced and built so that the material stays contained within the parking pad area (with the use of railroad ties, etc.)" - "Hard Surfaced" is not defined - Surfacing standards only apply to new development and substantial expansions or changes in use ACCESS TO PUBLIC \ STREETS Section 26-609 - Driveway surface standards: - Residential: first 2 set from the street to be paved; remainder ma be gravel; width: 20 feet - Nonresidential: entire 2 idth paved for entire length of driveway C, 1 Ls k(,. ) I I It l Al (n V_41-.. R 2 PARKING ORDINANCES • Section 26-621 - Residential parking - 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 mayy park, or allow the parking of, no more than one l1) truck or van which is used for commercial purposes upon the premises or confined to the street frontage of the lot in question; provided 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. RECREATIONAL. VEHICLES Section 26-621 - Regulatory Landscape - One (1) permitted in front yard - Additional vehicles permitted in side and back yards if less than 6' in height and screened from public view - Setbacks do not apply to vehicles under 6' in height - Required surface: concrete, brick pavers or 6" of gravel PARKING ORDINANCES • Section 26-622 - Parking for the principal purpose of sale - Prohibited on a public roadway, public property or any other property not zoned residential - Such parking allowed in residential zones: on driveway or adjacent street by property owner or with property owner's permission Al/,o,~~ d 0v`1 JA \/I V~ 3 CURRENT ORDINANCE PROVISIONS Parking not prohibited on residential lots or any surface including: - Grass or Dirt -Front, side or backyard - Not sure we need this slide SUMMARY OF CURRENT ISSUES • Too many vehicles parked on lawns or dirt • Impact to streets from dirt and debris • Effect on property values to surrounding properties • Aesthetics • Inconsistent education and enforcement message • Public Purpose • Fiscal Impact Current Parking Examples 4 5 PROPOSED ORDINANCE PARKING SURFACES - ILLEGAL 6 8 PROPOSED ORDINANCE PARKING SURFACES - LEGAL Request for City Council Policy Direction 1, Should we create a standard that creates a surfacing requirement for/ existing developed properties? 2. Commercial and Residential Applicability? 3. What is the surfacing standard? Dirt? Gravel? Asphalt or Concrete? 4. Enforcement approach? Resources? tl COUNCIL DIRECTION REQUESTED Permitted Parking Surfaces 2 V Commercial: paving required - Residential (autos 8 trucks): dirt, grass, gr vel; ncrch,, asphalt, brick pavers Permitted Parking Locations: Residential (au os & trucks) - Front yard, side yard, rear yard Recreational Vehicle Parking: Residential - Permittednumberperlot - Permitted locations trout yartl, side yartl, rear yartl - Setback, screening, had height requirements - Parking surface required ' I k VI ,,ham..,. 1~ t~ SU,/ f s~LA if 4 7 TIMING AND APPLICABILITY • Requirements apply upon adoption; enforce immediately • Amortization period • "Grandfather" existing practices; apply only to new uses q ~ ~ t7 Irv Sllcps 441 ,l t >n ' Ud w av~~ . L-0 7 L4 'mil ! u-J'~` yG r j 10 Off-Street Parking Regulations - March 16 Study Session 1. Background on Existing Regulations 2. Summary of Current Enforcement Issues 3. Photos of Potential Concerns 4. Review of Draft Ordinance (maybe) 5. Request for Policy Direction PARKING ORDINANCES WHERE ALLOWED • Section 13-51- Parking on city-owned property • Section 13, Article IV- Parking Permits in Restricted Areas Section 15-25 (k) - Allows parking of one non-operative vehicle upon property - Parked six (6) feet or more inside the front property line PARKING ORDINANCES , nn lpyx • Section 26-501 -Off Streeftparking C' - (A)SCOPE - section applies only to new development, maior 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, unless otherwise specifically provided -Does not address existin residential properties - Revised July, 2005 (What were the changes made in 2005?) 1 PARKING SURFACES ON WHAT Section 26-501 (d) - Off Street~arking - Defines Improved Surfaces - "The auxiliary storage area for vehicles must be hard surfaced and built so that the material stays contained within the parking pad area (with the use of railroad ties, etc.)" - "Hard Surfaced" is not defined -,lam c Y\- 17 - PARKING SURFACES \ ON WHAT 26- (not sure we need to discuss this, 1 ed to discuss with Meredith, but I beh a this applies only to shared access driv which I do not believe is the issue at ha ) PARKING ORDINANCES Section 26-621 - Residential parking - Residential Districts 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) track or van which is used for commercial purposes upon the premises or confined to the street frontage of the lot in question; provided such vehicle does note tceed a one-ton chassis. - Parking of tmilerswhich are used forcommemial purposes is prohibited on any public right-of-way. Parking Ordinances Section 26-621- Residential Parking (continued) - RV and Trailer Parking (Not proposing changes) • Maximum Number • Surfacil • Location • Screening PARKING ORDINANCES • Section 26-622 - Parking for the principal purpose of sale - No person shall park any vehicle (motor vehicle, recreation vehicle or trailer) for the principal purpose of selling such vehicle on a public roadway, on public property or any other property not zoned residential -(h) (not sure what this is) J^ t ~ y(j v~ S ORDINANCE Parking 'not specifically prohibited on existing residential lots or-a~e including: ) - (Surface) Grass or Dirt - (Location) Front, side or backyard - Exceptions: RVs and Trailers tli;y 3 TIONAL VEHICLE Landscape (i added a brief (n a previous slide) WHERE PARKING MAY BE LOCATED -Single Family Residential - Duplex - Multi-family (four units) -Side yard - Recreation Vehicles - Trailers -(I wasn't clear what the purpose of this slide was) SUMMARY OF CURRENT ISSUES Too many vehicles parked on lawns or dirt Impact to streets from dirt and debris Affect on surrounding properties • Aesthetics • Inconsistent education and enforcement message • Public Purpose • Fiscal Impact 4 5 6 PROPOSED ORDINANCE • (need to decide whether we are ready to bring the current draft forward - if yes, we need to provide an underline and strikeout version) LEGALLY PARKED VEHICLES Not sure what the content here is 8 ILLEGALLY PARKED VEHICLES Not sure what the content here is Request for City Council Policy Direction 1. Should we create a standard that creates a surfacing requirement for existing developed properties? 2. Commercial and Residential Applicability? rA 3. What is the surfacing requmr went? Dirt? Gravel? Asphalt or Concrete? 4. Enforcement approach? Resources? PROPOSED SOLUTIONS 9 Page I of 3 Kenneth Johnstone From: Daniel Brennan Sent: Monday, February 16, 2009 10:51 AM To: Kenneth Johnstone Subject: FW: Front Yard Parking Ord. Ken, Wanted to keep you in the loop on the Mayor's e-mails regarding the off-street parking. Daniel G. Brennan Chief of Police 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303-235-2913 City of Wheat ie _~ICT DEPARTMENT CONFIDENTIALITY NOTICE: This e-mail contains business-confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. From: Daniel Brennan Sent: Monday, February 16, 2009 10:50 AM To: Jerry DiTullio Cc: sangjw@netzero.com; Randy Young Subject: RE: Front Yard Parking Ord. Mayor, It is a complicated issue as you are aware and we are working hard at putting together a presentation and recommendations for City Council to consider. Staff will be presenting a PowerPoint that captures the issues with off-street parking in residential areas (such as the vehicles you saw parked in the mud), as well as recommendations in the form of a revised and new ordinance that address these concerns. Daniel G. Brennan Chief of Police 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303-235-2913 City of Whea.de POLICE DEFARTMEN CONFIDENTIALITY NOTICE: This e-mail contains business-confidential information. It is intended onlyfor the use of the 2/17/2009 Page 2 of 3 individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. From: Jerry Di fullio [mailto:jerryditullio@comcast.net] Sent: Monday, February 16, 2009 10:42 AM To: Daniel Brennan Cc: sangjw@netzero.com; Randy Young Subject: RE: Front Yard Parking Ord. good ...any major problems or issues with the ord? Mayor Jerry DiTullio Wheat Ridge City Hall 7500 W. 29th Ave. Wheat Ridge, Colorado 80033 Office: 303.235.2800 Cell: 720.253.6785 www.ei.wheatridge.co.us Never confuse motion with action - Benjamin Franklin 4. City of C33 LICE Or THE # iaYt_:tt CONFIDENTIALITY NOTICE: This e-mail contains business-confidential information. It is intended onlyfor the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. From: Daniel Brennan [mailto:dbrennan@ci.wheatridge.co.us] Sent: Monday, February 16, 2009 10:26 AM To: Jerry DTullio Cc: sangjw@netzero.com; Randy Young Subject: RE: Front Yard Parking Ord. Mayor, The staff report, including a recommended ordinance, is scheduled for the March 16 Council Study Session. Daniel G. Brennan Chief of Police 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303-235-2913 2/17/2009 Page 3 of 3 Cit of Y Whc~ t i age €c t DuArrait N T CONFIDENTIALITY NOTICE: This e-mail contains business-confidential information. It is intended onlyfor the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this conununication is prohibited. If you received this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. From: Jerry DTullio [mailto:jerryditullio@comcast.net] Sent: Saturday, February 14, 2009 8:52 PM To: Daniel Brennan; Wanda Sang; Randy Young Subject: Front Yard Parking Ord. Hi Chief, Any idea when this ordinance is coming forward? 3250 Lamar St. had three vehicles parked in the mud today in the front yard visible from the street. Thanks Mayor Jerry DiTullio Wheat Ridge City Hall 7500 W. 29th Ave. Wheat Ridge, Colorado 80033 Office: 303.235.2800 Cell: 720.253.6785 wvvw.ci.wheatridge.co.us Never confuse motion with action - Benjamin Franklin GIN, of K~ W eat l lld ICE of It] E MAYoR CONFIDENTIALITY NOTICE: This e-mail contains business-confidential information. It is intended only for the rise of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately bye-mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. 2/17/2009 Section 26-501. Off Street Parking and Loading t 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 uses4 (e.g., single- family to office; office to restaurant) or substantial extension or expansions 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 6 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 formal 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. 'NOTE: The following is taken from Section 26-501.A of the current code. As the residential parking and paving requirements move forward, we will incorporate these into this section as needed. a NOTE: This term has been defined per Section 26-501.G. s KEN/MERE/ADAM: I had originally intended to define this term to help us administer it, but if you see below in subsection 2 (expansions and increases in intensity) this may be clarified already. a KEN/MERE/ADAM: 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 new development 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 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. rb. 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 j 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.7 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. 2. Expansions and Increases in Intensity 8 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. 3. 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.9 4. Planned Developments In Planned Developments, the amount of off-street parking shall be detennined 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. 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 fall compliance over a certain percentage (e.g. 15%) of increased value or square footage, or keeping it the way it is. Let me know what you think the best option is. KEN/MERE/ADAM: Do you think this would make the residential parking on unimproved surface issue enforceable? Le., where there are existing violations, even though they are not new development or a major change of use. s KEN/MERE/ADAM: What do you think about this approach as set forth below? Or do we want to have "full compliance" triggered after a certain % of expansion? NOTE: See above footnote for same comment/question. 2 5. Applicability of Parking Lot Design Standards to Existing Uses 10 Parking lot design standards shall apply to existing uses as follows: Table : Parking Lot Design Standards for Expansions of Existing Development Increase in Parking Required Additional Parking Design Standards _ Less than 25 percent Only the following design standards must be met: • Surfacing; • Sight distance triangle requirements; • Usable parking spaces; marking of spaces; • Truck-tractor/semi-trailer parking; • Small car parking; • Parking space and aisle dimensions; and • Use and maintenance of parking areas. 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 It Nothing in this section shall prevent extension of, or addition to, a building, structure or use into an existing parking area provided the salve 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. Parking plan required 12 13 All plans for the construction of any parking facility must be approved by the director of community development and a miscellaneous 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. d. Type of surfacing. e. Scale and north arrow. 1° 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. " 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). 12 NOTE: The following is taken from Sec. 26-501.C.13 of the current code. 13 KEN/MERE/ADAM: Do we need to more clearly spell out when this is required? We could say- for all multi-family, commercial, and industrial development, or as deemed necessary... 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 14 1. Purpose The purpose of these shared parking regulations is to allow 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. Allow more complimentary forms of development; and c. Help reduce the amount of land devoted to parking while providing a sufficient number of spaces. Shared Parking Standards 15 a. Calculation [option 1] 16 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 Officc Retail Residential 1 1.1 1.4 1.2 Lodging 1.1 1 1.7 1.3 Office 1.4 1.7 1 1.2 " 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. Is KEN/MERE/ADAM: I have suggested two different kinds of shared parking regulations for your consideration. The first is taken from the Architectural and Site Design Manual. The second is more comprehensive and detailed, and taken generally from Aurora's codified standards - based off of the Victoria Transport Policy Institute's shared parking recommendations. The benefit of this approach is that it accounts for parking demand by time of day, not just a flat rate. Going with the second may be more beneficial as it would be codified and more detail and direction would make it easier to administer. But, it would obviously conflict with the ASDM. 16 NOTE: The following is taken from page 23 of the Architectural and Site Design Manual, slightly reorganized for clarity. Table Shared Parking Matrix Land Use' Residential' Lodging Office Retail Retail 1.2 11.3 1.2 11 b. Calculation [option 21 The number of shared parking spaces for two or more distinguishable land uses shall be detennined 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. TABLE : Shared Parking Uses Matrix M-F !Sam-Split M-F 6pm- 12am M-F 12am- Gam Sat. & Sun. Sam-Spm' Sat. & Sun. 6pm-12am Sat. & Sun. 12am-ham Residential 60% 100% 100% 800 1000 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% 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 17 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 17 NOTE: The following (a-b) language is taken from Sec. 26-501.C.4 of the current code. 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 18 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, the lot is on the same block, 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. 19 c) Off Lot Shared Parking Pedestrian Access 20 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. d) Miscellaneous Shared Parking Provisions 2122 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. 18 NOTE: The following is taken from Sec. 26-501.C.4.b of the current code. KEN/MERE/ADAM: We have suggested keeping the 300 foot location provision. There are also models where there are distance specifications by land use (e.g., 100' for deliveries and loading, 800' for grocery stores, , 300' for residential uses, etc.) Should we get into this level of detail to provide more flexibility? Or is the 300' working ok? NOTE: The following is proposed new language to ensure the off lot parking areas are accessible. 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 on street parking may count towards required parking for multi-family, mixed use, and commercial? We do provide some limited allowance for this on page 23 of the ASDM. 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 23 24 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: PARKI NG REDUCTIONS 25 • one of the following may be util ized per development Standard Bicycle parking 1 vehicular space for every 2 bicycle parking spaces beyond what is mandatory per Section 26-501.E.4. Property located within 500 feet of 25% a transit station with 20 minute peak service 26 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 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 maybe 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. 23 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 KEN/MERE/ADAM: In a few of the parking reduction procedures I've looked at from other jurisdictions, one or two require a written justification from 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? u KEN/MERE/ADAM: Should we try to get something in return for a parking reduction, as this table lays out, or should we incentivize reduced parking (e.g., they can reduce landscaping if they reduce parking?). Any other ideas for tradeoffs with parking reductions? NOTE: We may want to revise this language to be more accurate with Wheat Ridge transit service. 27 KEN/MERE/ADAM: Do you think this is too aggressive? 2. Parking Reduction Criteria Parking reductions may only be granted by the Community Development Director upon finding that the proposed reduction: 28 a. Will create minimal spillover parking onto adjacent property or public rights-of-way; b. Will not adversely affect traffic circulation patterns; 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. 29 3. Parking Reductions - Variance Procedures 30 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) 31 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 those limitations for the various use requirements. The total requirements for off-street parking facilities shall be the sum of the requirements for the various uses computed separately. 32 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 33 34 's KEN/MERE/ADAM: I have inserted some modest, general standards to use as criteria in evaluating parking reduction requests that aren't processed as administrative variances. Do you think we need these at all? If so, should they be written findings put in a file? '9 NOTE: 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. We would have to see what level of comfort PC/CC has in allowing this type of discretion. 30 KEN/MERE/ADAM: The criteria we use to evaluate variances may not lend themselves too well to parking reductions. 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? v NOTE: The following is taken from Section 26-501.C.2 of the current code, with language added referencing the new shared parking provisions in this section. ' KEN/MERE/ADAM: Should we take this provision out? 33 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. 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 surn 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 35 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 36 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. 34 KEN/MERE/ADAM: Can we take this whole subsection out'? Create new section for TOD/mixed use districts as "single parking use districts" 35 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 26-501.05 of the current code. 9 2. Summary Table 37 38 TABLE INSET: TABLE : Schedule of Required Off Street Parking 39 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' 40 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 41 1 space per 100 square feet of floor area windows)' Eating and drinking establishments or similar places of assembly 42 1 space per 75 square feet of gross leasable 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 I 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 s~ NOTE: The following table is taken from Sec. 26-501.F of the current code. sR KEN/MERE/ADAM: Are there any uses here that need to be added or modified? se KEN/MERE/ADAM: In analyzing the ratios in this table, where there seems to be opportunity for reductions I have noted it as such in footnotes. 40 NOTE: This number is fairly consistent with APA's Parking PAS report. 4i NOTE: The stacking requirements for drive thru uses have been incorporated into the table in Sec. 26- 501.E.10 below. 4' KEN/MERE/ADAM: 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 APA's Parking PAS report. Do we want to propose a lower standard here? 10 TABLE : Schedule of Required Off Street Parking 39 Use 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 43 such as restaurant or lounge, based on their requirements, plus 1 space per employee on maximum shift Laboratories 1 space per 300 square feet of floor area Libraries, museums, galleries 1 space per 300 square feet of floor area Lumber yards 1 space per 200 square feet of floor area in main sales building Manufacturing, processing, assembly or similar 1 space per 500 square feet of floor area industrial uses 1 space per 150 square feet of floor area where 50% or more of a building is to be used for medical or dental Medical and dental offices and clinics 44 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. 45 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; 4' NOTE: This parking requirement is relatively consistent with APA's parking PAS report and - surrounding jurisdictions. 44 KEN/MERE/ADAM: 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? 4s KEN/MERE/ADAM: Do we want to split these uses up? The requirement is generally consistent with APA's parking PAS report. 11 TABLE Schedule of Required Off Street Parking 39 Use Requirement 2.5 spaces per 4 or more bedroom unit Multifamily residential 46 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: 47 --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 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 46 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 12 TABLE : Schedule of Required Off Street Parking 39 Use Requirement 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 0.8 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 49 1 space per each 250 square feet gross leasable area orlarger 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 50 " KEN/MERE/ADAM: The requirements for retail are generally consistent with surrounding jurisdictions and APA definitions for parking. Do we want eliminate the calculation by floor and propose one standard? (e.g., 1/300) 49 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. 5° NOTE: The following is taken from Sec. 26-501.D.14 of the current code. 13 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 51 a. Applicability 52 i. Bicycle Parking Required 53 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 54 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 that provides 20 minute peak hour service. 55 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. 51 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. ss 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. " KEN/MERE/ADAM: 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., I-70 corridor). Also, would administering these provisions be problematic? Do we want to apply these standards at all'? " KEN/MERE/ADAM: Is this the right terminology for the clear creek trail for example since there are not necessarily right-of-way or easement boundaries? ss KEN/MERE/ADAM: If we wish to use a standard like this - is this the appropriate language or do we need to consult with RTD? Other jurisdictions I've looked at have similar language but I'm not sure what our bus service is like. 14 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. Number of Required Bicycle Parking Spaces 56 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 Spaces Required Use Required BParking Number of 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 57 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 16 NOTE: FYI the average cost of one inverted U type bicycle parking space is $754100 according to the Wisconsin Bicycling Federation. 17 KEN/MERE/ADAM: If we wish to implement these standards, are there any other uses we can think of for here? 15 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 five percent of the required motor vehicle parking spaces. 5. Maximum Parking 59 [Reserved] 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 60 61 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. ss QUESTION: I inserted this provision in the event of the light rail station. Do we need to define it to differentiate from a bus stop? Also, do we need to insert it into the vehicle parking chart as well? " KEN/MERE/ADAM: 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. 60 KEN/MERE/ADAM: 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. 16 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.e.2 regarding landscape buffers on nonresidential property. 62 b. Landscaped Islands in Parking Areas 63 64 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. Parking Area Lighting 65 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. 6' 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. 63 KEN/MERE/ADAM: 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. 14 NOTE: The following is taken from 26-501.D.2 of the current code. 15 NOTE: The following is taken from Sec. 26-501.D.3 of the current code, with subsection a being new for clarification. 17 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 66 67 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. 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. TABLE INSET: Handicapped Parking Total Number of • Spaces Required 1--25 Number 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 66NOTE: The following is taken from Sec. 26-501.D.5 of the current code, with subsection c being new. 67 KEN/MERE/ADAM: Do we need to beef this section up? 18 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 handicap 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 68 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 of V Minimum Stacking' Spaces ehicle Stacking Spaces Measured From Bank, drive-thru 6 Teller or window Automated teller machine 3 Teller 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 " 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. 19 11. Parking Space and Aisle Dimensions 69 The following table establishes the minimum parking lot space and aisle dimensions for full-size and compact automobiles. TABLE INSET: Minimum Parking Standards Table : Parking Spa ce Full-Sized Cars: Angle 0 30° 45° 600 90° (Parallel) 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 Cars: Angle 0° (Parallel) 30° 45° 60° 90° Width 7' 76" T6" 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: "NOTE: The following is taken from Sec. 26-501.D.20 of the current code. 20 FIGURE 26-501.1 TYPICAL PAWING STALL LAYOUT 12. Miscellaneous 70 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). 71 b. Usable parking spaces 70 NOTE: The following provisions are taken from various parts of Sec. 26-501 of the current code, with minor changes as noted. 71 KEN/MERE/ADAM: This implies that gravel is allowed, but does not say it outright. Should we allow it or not - and specify as such? 21 FIGURE 26-501.2 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 72 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. Parking lot design standards for truck-tractors and/or semi-trailers 73 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: " KEN/MERE/ADAM: Do we want to allow this in some situations? This seems to be a problem for redevelopment on 38" and 40' in particular, where existing parking violates this provision. Maybe where there are existing situations like this we can let them replace or repave. But, this will require discussions with Public Works. 73 NOTE: The following is taken from Sec. 26-501.D.12 of the current code. 22 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 serni-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 74 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, burnper, 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. 74 NOTE: We suggest adding that parked vehicles may not overhang onto adjacent property, as well as onto streets and sidewalks. 23 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 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 75 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 76 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. NOTE: The following access standards are taken from various standards throughout the current Sec. 26- 501 and reorganized for user-friendliness. " KEN/MERE: Do we want to add a provision that permeable improved surfaces may be acceptable? 24 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. 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. F. Residential parking. 77 1. 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. n 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 Parking of trailers which are used for commercial purposes is prohibited on any public right-of-way. 2. 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: a. Recreational vehicle b. Trailer upon which are stored personal recreational vehicles 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. c. 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. 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 detennine 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 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. 4. 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. 5. 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 26 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. 6. 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 pen-nit 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. 7. 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. 8. 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. 9. 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. 10. 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 (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- G. Definitions 78 79 98 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. 27 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 room. • 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. 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 79 KEN/MERE/ADAM: Are there any terms you see in this section that you feel should be defined? 28 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 80 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 81 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 82 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] 80 NOTE: The following is a suggested new definition to clarify this currently undefined term. KEN/MERE/ADAM - do you think this will work and be beneficial in practice? Or do we even need to define this? 81 NOTE: New definition proposed. 82 KEN/MERE/ADAM: I suggested defining this term below. Do we even need to do this? If so, do you agree with the definition? 29 ZONING AND DEVELOPEMENT § 26-501 ARTICLE V. DESIGN STANDARDS Sec. 26-501. Off-street parking requirements. A. Scope. 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. 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, unless otherwise specifically provided. If an increase of less than twenty-five (25) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area shall be required to meet only the following design standards: surfacing; sight distance triangle requirements; usable parking spaces; marking of spaces; truck-tractor/semi-trailer parking; small car parking; parking space and aisle dimensions; and use and maintenance of parking areas. If an increase of twenty-five (25) percent to fifty (50) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area added shall meet all design standards as required by subsection of this section. If an increase of more than fifty (50) percent in parking area is needed as a result if change of use or sub tantial extension or expansion of uses or structures, all parking areas shall com into conf rm ce wiki(lie design standards as required by subsection C., of this section. `r uegtta Nvv~Pw B. Definitions. sG Ih'2 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: a. Mechanical/utility room. b. Restrooms. C. Elevators, stairwells. d. Show windows. e. Hallways. f Common areas. g. 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. Supp. No. 35 1797 § 26-501 WHEAT RIDGE CITY CODE 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. C. General provisions. 1. Additions. 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. 2. 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 those limitations for the various use requirements. The total requirements for off-street parking facilities shall be the sum of the requirements for the various uses computed separately. Where it is desired to share the parking spaces between two (2) or more uses, the use of such parking spaces shall be predicated upon the proven fact that the uses will not require said parking space at simultaneous times. Only where it can be shown that the uses have mutually exclusive operating hours shall shared parking arrangements be approved. 3. 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. 4. Location. a. 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. b. If sufficient parking spaces cannot be accommodated on the lot for any use, 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. In situations where off-lot parking is required and 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 Supp. No. 35 1798 ZONING AND DEVELOPEMENT § 26-501 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 Supp. No. 35 1798.1 ZONING AND DEVELOPMENT § 26-501 space is provided through other means as approved by the director of community develop- ment. 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. 5. Parking of recreational vehicles, travel trailers and pickup-mounted campers. a. 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. b. Parking of such vehicles in an approved RV park shall be limited to a maximum of thirty (30) days within the same RV park. D. Design standards. 1. 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 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 fast 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 roe me. a storage area must be hard s ace and must be built so that the material used as to the parking surface stays contaiinee (L) the parking pad (with the use of concrete curbs, railroad ties, etc). For all uses, driveway connections with the public street must be paved between the property L ~w line and the existing edge of asphalt of the street. 11 2. Islands. All parking areas in excess of thirty (30) spaces shall have at least one (1) interior r C', V4 t - landscaped island per thirty (30) spaces. Each such landscaped island shall occupy the equivalent 1 of one (1) parking space (minimum) and each such required island shall be landscaped with a t l ' minimum of one (1) two-inch caliper tree or larger and four (4) shrubs or accepted groundcover. f J 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. Parking lot islands shall be irrigated with an automated sprinkler and have raised concrete curbs. No landscaping within landscaped islands may obstruct visibility for vehicles entering, maneuvering in, or exiting the parking lot. 3. Lighting. Any lighting used to illuminate any off-street parking area shall not have a negative impact on the surrounding area. 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. Fixtures shall be attached to a building or mounted on poles and shall be in accordance with the requirements of section 26-503. 4. 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. 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. Supp. No. 31 1799 § 26-501 WHEAT RIDGE CITY CODE 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 My (50) feet. d. 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. 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. 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. A joint curb cut, one (1) which serves more than one (1) property, may not exceed forty-five (45) feet in width. 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. e. 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. f. 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). g. 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. 5. Off-street loading. 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. 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. 6. 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. 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 sidewalk or public right-of-way. Supp. No. 31 1800 ZONING AND DEVELOPMENT § 26-501 8. 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." 9. Handicap 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 (81/2) 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 Total Number of Off-Street Spaces Required 1-25 26-50 51-75 76-100 101-150 151-200 201-300 301--400 401-500 501-1,000 >1,000 Number of Handicapped Spaces 1 2 3 4 5 6 7 8 9 2% of total spaces required 20 plus 1 for each 100 over 100 One (1) in every eight (8) accessible spaces, but not less than one (1), shall be designated "ban accessible" and shall be served by an access aisle a minimum of eight (8) feet in width. 10. [Signage; location; etc.] Each handicap 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. 11. Marking ofparking 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. 12. 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 section 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: Supp. No. 31 1801 § 26-501 WHEAT RIDGE CITY CODE a. Dimensions: Feet (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 b. All parking and circulation areas shall be paved to acceptable engineering standards with bituminous concrete or portland concrete. C. Each parking stall shall be supplied with an electrical outlet to permit vehicles to be connected to electricity while parked. d. Unattended truck-tractors shall not be allowed to idle. e. The use of standard automobile parking spaces and/or circulation aisles for truck-tractor and/or semi-trailer parking or circulation is prohibited. 13. Parking plan required. All plans for the construction of any parking facility must be approved by the director of community development and a miscellaneous 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. 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. 14. 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. 15. 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. Supp. No. 31 1802 ZONING AND DEVELOPMENT g 26-501 16. 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. 17. 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 or public sidewalk. A permanent curb, bumper, wheel stop or similar device shall be installed which shall be adequate to protect the right-of-way or sidewalk 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. 18. 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. 19. Stacking. 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. Stacking spaces shall be a minimum of eight and one-half (8Y2) feet width and eighteen (18) feet long and shall not double as a circulation driveway, maneuvering area or off-street parking space. 20. Parking space and aisle dimension. The following table establishes the minimum parking lot space and aisle dimensions for full-size and compact automobiles. Full-Sized Cars: Minimum Parking Standards Angle 0° 30° 45° 60° 900 (Parallel) Width 8' 8'6" 8'6" 816" 8'6" Length 22' 18' 18' 18' 18' Aisle Width 12' 12' 13' 17'6" 22' Compact Cars: Angle 0° (Parallel) 30° 45° 60° 900 Width 7' 7'6" 7'6" 76" 7'6" Length 19' 15' 15' 15' 15' Aisle Width ill 11' 12' 16' 19' The following diagram illustrates typical parking stall layout for full-sized and compact cars in accordance with the above standards: Supp. No. 29 1803 § 26-601 VIBEAT RIDGE CITY CODE FIGURE 21.MLI TYPICAL PARKING STALL LAYOUT Sample Parking Lot Configuration for Combination Full-Size and Compact Cars Supp.No. 29 - 1804 FIGURE 25.501.2 SAMPLE PARKING LOT CONFIGURATION FOR COMBINATION FULL SIZE AND COMPACT CARS ZONING AND DEVELOPMENT § 26-501 21. 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. 22. 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 this subsection (21)[22.] shall apply to both existing and future conditions. E. Appeal/ variances and waivers to standards: Variances and waivers to parking requirements, shall be processed as a variance pursuant to section 26-115. F. Schedule of required off-street parking: Use Standard Requirement Amusement/recreational enterprises such as 1 space per each 2 persons based on designed use swimming pools, skating rinks, health clubs, or 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 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 win- 1 space per 100 square feet of floor area dows) Drive-up windows (food, liquor, bank, etc.) 6 stacking spaces per window, plus standard parking as required for inside uses Eating and drinking establishments or similar 1 space per 75 square feet of gross leasable area laces of assembly Educational institutions (public or private): -Elementary schools 1 space per each classroom or each 20 students, whichever is greater, plus 1 space for each teacher and administrative staff --Junior high schools 1 space per each 10 students or 1 space per each 5 seats in auditorium or main assembly area, whichever is eater -Senior high school 1 space per each faculty or staff plus 1 space per each 5 students or 1 space per each 5 seats in an auditorium or assembly area, whichever is eater -Colleges, universities, vocational, trade or com- 1 space per each faculty or staff plus 1 space per mercial schools each 100 square feet of class room area Elderly group home 0.5 space for each elderly occupant, plus the stan- dard residential dwelling requirement Fleet or business-related parking 1 space for each company related vehicle in addi- tion to employee and customer parking Funeral homes or mortuaries 1 space per 100 square feet of floor area open for public use Supp. No. 29 1805 § 26-591 WHEAT RIDGE CITY CODE Use Standard Requirement 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 em- ployee on maximum shift Hotels and motels 1 space per guest room plus parking for associ- ated 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 or similar 1 space per 500 square feet of floor area industrial uses Medical and dental offices and clinics 1 space per 150 square feet of floor area where 50% or more of a building is to be used for medi- cal or dental offices or clinics; when less than 50% of a building is used for medical/dental of- fices or clinics, the same standard as for retail, - o ce an service establishments'apply Miniature golf, driving range, skeet or archery 1 space per hole or platform plus 1 space pe range loyee on maximum shift Motor fueling stations, repair garages, tire stores, 1 space per employee on maximum shift plus 2 car wash, etc. spaces per bay or stall Multifamily elderly housing, exclusively devoted 1.25 spaces for each 1 bedroom unit 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 l is less than 1 acre; aces per 4 or mbedroo m unit Multifamily residential = aces per oom unit aces per 2 or 3 bedroom unit 2.5.qnne.P.QpPrAn-ebe om unit 1 additional space for each 10 spaces shall be required as designated visitor parking. Such visitor parking shall not be used by resi- dents for personal parking nor for storage of util- i ty or recreation vehicles. New single- and two-family residential: -With street parking 2 spaces per dwelling unit -Without street parking 4 spaces per dwelling unit Office/warehouse 1 space per 600 square feet of area devoted to warehouse or work area (maximum of 75% of to- t al area) plus 1 space per 300 square feet of re- t ail, wholesale or office area (minimum of 25% of t otal area) Supp. No. 29 1806 ZONING AND DEVELOPMENT § 26-502 Use Standard Requirement Places of public or private assembly, such as com- munity buildings, clubs, lodges, auditoriums, sta- diums, gymnasiums: (a) For assembly rooms over 500 square feet audi- toriums 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 uses, if not 1 space per 300 square feet of floor area plus 1 otherwise listed space for each agency owned vehicle Preschools, daycare, nurseries 1 space per each faculty or staff member plus 1 off-street loadinglunloading space per each 8 stu- dents or children plus 1 parking space for each bus or van operated b the child care facility Residential group homes for youths 18 years and 2 spaces per home with street parking or 4 spaces younger per home without street parking plus 1 space per each eight beds Retail or wholesale principally of large items such 1 space per 300 square feet of floor area as furniture, large appliances, floor covering, etc. Retail, office and service establishments 1 space per 200 square feet of first floor area plus 1 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 homes, portable buildings, recreational vehicles, space per 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 em- ployee on maximum shift Unified shopping centers of 100,000 square feet 1 space per each 250 square feet gross leasable or larger area 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; 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) Sec. 26-502. Landscaping requirements. A. Landscaping defined: A combination of living plants, such as trees, shrubs, vines, groundcover, flowers, sod or grass; and may include natural features, such as rock, stone and bark; and structural features, including, but not limited to, fountains, reflecting pools, art work, screen walls, fences and benches. Uncontrolled weeds shall not be considered as landscaping; however, maintained natural grasses and natural flowers may be considered as landscaping. Supp. No. 35 1807 § 26-502 WHEAT RIDGE CITY CODE Sidewalks, whether paved or gravel, which serve as functional links between parking areas and main structures, or which serve as general public access routes around a main structure, or between a main structure and a public street or alley, shall not be counted as landscaping. Other sidewalks or paths which serve as casual access to or through landscape areas may be counted a nonliving landscape features. B. Landscape plan: Alandscape plan is required to be submitted with the required building permit or development plan for all public, semi-public, multi-family, commercial and industrial development, redevelopment, addition or change in use. The plan shall be approved by the director of community development. The following information shall be included in the plan: 1. Date, north point and scale (scale not to exceed one (1) inch equalling forty (40) feet with one (1) inch equalling twenty (20) feet desirable), name and location of the development; name(s) of owner(s); name, address and telephone number of person or firm preparing the plan; name and telephone number of the contact person for the project. 2. Topographic contours and spot elevations on final grading plan adequate to identify and properly specify landscaping for area needing slope protection. 3. Location of property lines with dimensions, adjacent streets and right-of-way, drainage features, building and structures, parking, loading and vehicular circulation areas, driveways, under- ground and/or overhead utility lines, and traffic sight distance triangles. 4. Landscaped areas on the site including: a. Locations, dimensions and square footage of all landscaped areas. This shall include calculations for total lot area, total landscaped area, area of living vegetation and area of non-living material. b. The locations, types, sizes and quantities of proposed plant and other materials. Common and botanical names shall be identified adjacent to all plant material or by use of a key and legend. C. The location, size, materials and treatment of non-living landscaped areas. d. The species, location and size of any existing plant materials to be preserved. e. The species, location and size of any existing plant materials to be removed. 5. Location and type of the irrigation system provided. 6. A description of existing trees which are proposed to be preserved during site preparation and construction. C. Landscape area requirements: 1. Any combination of two (2) or more of the following: grass, flowers, shrubbery, deciduous and coniferous trees, which shall be maintained in an orderly manner. The use of non-living material such as bark, rock or ornamental objects shall not exceed thirty-five (35) percent of the required landscaping area. Coverage shall be determined for the projected growth after two (2) full growing seasons. 2. The growth of any plantings or the erection of any landscape structure or berm is regulated by section 26-603B. 3. Except for approved street trees, the landscaping required in the right-of-way between the property line and the curbline shall not be permitted to obtain a height greater than thirty-six (36) inches above the level of the roadway. Supp. No. 35 1808 Amend Code of Laws Section 26-501.D.1 to read: f Formatted: Font: Not Bold D. Design Standards. Deleted: On or after June 1, 2009, 1. Surfacing. and notwithstanding Section 26-120: a. All 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, paversv,p_r____similar material (hereinafter_, Deleted: brick collectively for the purposes of this Section "improved surface"). Deleted: , , ' b. For residential dwellings, up to and including 4-unit dwellings the • Deleted: gravel, ' first twenty-five (25) feet of driveway area from the existing edge Deleted: at least six (6) inches in depth (hereinafter collectively for the of pavement within the public right-of-way into the site shall be purposes of this Section, "improved surfaced with concrete, asphalt, brick pavers or similar materials, surface If gravel is used, the area must be built such that the gravel is provided however that the requirements of this subparagraph b contained with the use of concrete shall not apply to existing driveways unless and until, but as a curbs, railroad ties, landscape timbers, or similar materials. condition of, issuance of a building permit for a structure on the lot Deleted: one or two-family served which would affect vehicular use. For the purposes of parking or storage of motorized or non-motorized vehicles, the definition of "improved surface" shall also include gravel or similar material with a minimum depth of six inches. c. For all other uses, driveway connections with the public street must be an improved surface between the property line and the existing edge of asphalt of the street. d. The auxiliary storage of motorized or nonmotorized vehicles shall not occur within six (6) feet of the front property line. Deleted: d#An no event may more than % of the front yard be . devoted to vehicular access, parking, Amend Code of Laws Chapter 15 Article III (Specified Nuisances), to add a new sales or storage. Note: This requirementseems out of place section 15-28 to read: here. Perhaps insert in , supplementary regulations as `lot coverege"711 Section 15-28 Improper Vehicular Parking or Storage Formatted: Indent: Left: o" No person shall park or store any motorized or nonmotorized vehicle on ; Deleted: or in a location in violation other than an "improved surface," s defined in Section 26-501.D.1 of this Code l°f i~......w- 1-_--- Deleted: Chapter Amend Code of Laws Section 26-501.A to read: Deleted: i Formatted: Indent: Left: 0" A. Scope. Formatted: Numbered + Level: 1 + Numbering Style: A, r, C, + Start At the beginning of paragraph 2, insert the following phrase "With the exception of the at: I.25"++ Alignmen[: Left+ Inge at: 0Tab after: 0.5" + Indentt a[: surfacing standards in Section 26-501.D. 1.b" 0.5" Formatted: Indent: Left: 0" Page 1 of 1 Kenneth Johnstone From: Daniel Brennan Sent: Tuesday, February 10, 2009 10:46 AM To: Jim Lorentz; Kenneth Johnstone; Meredith Reckert; Gerald Dahl; Phil Schroeder; Mark Westberg Subject: Off Street Parking Attachments: OFF STREET PARKING.ppt The off-street parking staff presentation to City Council is scheduled for March 16, 2009. 1 have attached the updated PowerPoint presentation so you all can begin to work on your parts. If you would send back to me the slide(s) that you worked on, it will allow me to update the master slide presentation. I would like to have this by Wednesday, February 18. Please call if you have any questions. Daniel G. Brennan Chief of Police 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303-235-2913 City of 1'pLOh6at d gkie CF 0FFARTMF.F;T CONFIDENTIALITY NOTI(T: This e-mail contains business-confidential information. It is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message from wur computer, and any network to which your computer is connected. 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J J a c~ Ill J Cl) W J V W 0 W a J J Q CD W J J Z O H J 0 Cl) D W O a O DG a PARKING ORDINANCES Section 13-51- Parking on city-owned property Section 13, Article IV -Parking Permits in Restricted Areas • Section 15-25 (k) - Allows parking of one non-operative vehicle upon property - Parked six (6) feet or more inside the front property line PARKING ORDINANCES Section 26.501 - Off Street parking - (A)SCOPE- section applies 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, unless otherwise specifically provided - Does not address existing residential properties - (D) Defines Improved Surfaces - Revised July, 2005 PARKING ORDINANCES Section 26-621- Residential parking - ifuref dol bsWC15 - persona, ofoucka,vans. buses or Acansed wailers which am usedhor mad-lef lewFen, 6 rohlbb edmum ae is as sianalletl pro p( perml(l from Iha Fameuo rmnEU (oedels p by this auction - An occupant of a dwelling may park, or allow the pvhina of, no more than ne (1) truck .1 see which la used far commercial W rposes upon the premless of confined to the street Nations olthe lot Iu gYeation;provitlatl Each vehicle does net exceed a one-ton chassis. - Parking of lmilem which am used for cemmnckl purposes Is prohibited on any public ngino way. Section 26.622 - Parking for the principal purpose of sale Noperson shollparkany rime. (motorvec recreation bcle or Gaderffor ptlnclpurpose.(selling such ryaleon au Vach roadway, an n p prv ublicpmparty orany olherpmpenynof zanedmsltlen4al 1 CURRENT ORDINANCE PROVISIONS • Parking may be located on residential lots: - Grass or Dirt - Front, side or backyard - Exceptions - Recreation Vehicles 8 Trailers SUMMARY OF CURRENT ISSUES • Too many vehicles parked on lawns or dirt • Impact to streets from dirt and debris • Affect on surrounding properties Aesthetics Consistent education and enforcement message Examples: 2 4 5 WHERE PARKING MAY BE LOCATED -Single Family Residential - Duplex - Multi-family (four units) - Side yard - Recreation Vehicles - Trailers PROPOSED SOLUTIONS 6 PARKING ORDINANCES Section 13-51- Parking on city-owned property Section 13, Article IV - Parking Permits in Restricted Areas Section 15-25 (k) - Allows parking of one non-operative vehicle upon property - Parked six (6) feet or more inside the front property line PARKING ORDINANCES - Section 26-501 - Off Street parking - (A)SCOPE - section applies 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, unless otherwise specifically provided - Does not address existing residential properties - (D) Defines Improved Surfaces - Revised July, 2005 PARKING ORDINANCES Section 26.621- Residential parking - Residential Disomm - Parking o/wcks,vans, buses orbcensed balers which amused for rise Imm the home orcontlu IoUOISevMem, Ispmhlble tl e pl as perm) M d bylhissectian - M occupsnt of a emerging my park, or allow theparking of, no mom than mw (lags m confined hi ipaleswwd fronla~emm purposes upon the such vehicle does not exwed a one f Otlmssisol In question; pmWdad - Parking of mien which am used for commercial purposes is prohibited on any public nghtsf-way. Section 26.622-Parking for the principal purpose of sale - No person shollpark any vehicle (moor vehicle, mcraelion vehice or lmllo f er he pnocamlpurt ose of.whirg .on vehicle on apmbllC roadway, on public property or any olherpropetly notzonaE sidenlial CURRENT ORDINANCE PROVISIONS Parking may be located on residential lots: - Grass or Dirt - Front, side or backyard - Exceptions - Recreation Vehicles & Trailers SUMMARY OF CURRENT ISSUES • Too many vehicles parked on lawns or dirt • Impact to streets from dirt and debris • Affect on surrounding properties • Aesthetics • Consistent education and enforcement message • Examples: 2 3 4 WHERE PARKING MAY BE LOCATED -Single Family Residential -Duplex -Multi-family (four units) - Side yard -Recreation Vehicles - Trailers PROPOSED SOLUTIONS Amend Code of Laws Section 26-501.D.1 to read: D. Design Standards. 1. Surfacing. O el, 2 notwi ing ec a. All 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, asphal, iek pavers, mil; or similar material, at-~ must I is ained with the use cre oad a ersor similar mate~rial~s, b. For ~S y dwellings,'the first twenty-five (25) feet of driveway area from the existing edge of pavement within the public right-of-way into the site shall be surfaced with concrete, asphalt, brick pavers or similar materials, provided however that the requirements of this subparagraph b shall not apply to existing driveways unless and until, but as a condition of, issuance of a building permit fq11,r~a~ structure on the lot served which would aff ct ~ ~S~S~ ~a r~ hC d^ vehicular use. f&'C n c. For all other uses, driveway connectiont with the public street) must be an improved surface between the property line and the I existing edge of asphalt of the street. d. The auxiliary storage of motorized or nonmotorized vehicles shall not occur within six (6) feet of the front property line. In no ;(;dent mav'Nore than This ~qui em nt se4ms o~t of sua emen reaula "on as " or Amend Code of Laws Chapter 15 Article III (Specified Nuisances), to add a new section 15-28, to read: Section 15-28 Improper Vehicular Parking or Storage No person shall park or store any motorized or nonmotorized vehicle other than an "improved surface," ar n a Inratinn in vinlatlon Of Section 501.D.1 of this Chapter. 7 V, (Vknfi-1SJ ZONING AND DEVELOPMENT § 26-501 ARTICLE V. DESIGN STANDARDS ~_IIL 41L, A., Sec. 26-501. Off-street parking requirements. A. Scope. 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. This section shall apply only to new development, major change of uses (e.g., single-family to office; ~ffice 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. If an increase of less than twenty-five (25) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area shall be required to meet only the following design standards: surfacing; sight distance triangle requirements; usable parking spaces; marking of spaces; truck-tractor/semi-trailer parking; small car parking; parking space and aisle dimensions; and use and maintenance of parking areas. C \s If an increase of twenty-five (25) percent to fifty (50) percent in parking area is needed as a result of a change of use or substantial extension or expansion of uses or structures, the new parking area added shall meet all design standards as required by subsection C., of this section. If an increase of more than fifty (50) percent in parking area is needed as a result of change of use or substantial extension or expansion of uses or structures, all parking areas shall come into conformance with the design standards as required by subsection C., of this section. B. Definitions. 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: a. Mechanical/utility room. b. Restrooms. C. Elevators, stairwells. d. Show windows. e. Hallways. f. Common areas. g. 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. 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 shallbe counted as one (1) seat for the purpose of determining requirements for off-street parking facilities under this chapter. Supp. No. 35 1797 ZONING AND DEVELOPMENT Sec. 26-621. Residential parking. § 26-621 A. 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. B. 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: • Recreational vehicle • Trailer upon which are stored personal recreational vehicles 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: • The vehicles or trailers are less than six (6) feet in height, and • 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. C. 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 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. D. 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. E. 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. Supp. No. 33 1835 § 26-621 WHEAT RIDGE CITY CODE F. 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. G. 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. H. 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. I. 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. J. 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 (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, 3-22-04) Sec. 26-622. Parking for the principal purpose of sale. A. For purposes of this section, "vehicle" shall include motor vehicles, motor homes, travel trailers and mobile homes. B. No person shall park any vehicle for the principal purpose of selling such vehicle on a public roadway, on public property or any other property not zoned residential. C. Vehicles considered to be parked for the principal purpose of sale on any private driveway or private property may be reported by the owner or manager of such property to the community development department for issuance of an appropriate citation. Supp. No. 33 1836 City of dge Wheat POLICE DEPARTMENT Memorandum TO: Mayor Jerry DiTullio and City Council FROM: Daniel Brennan, Chief of Police Ken Johnstone, Director of Community Development DATE: December 29, 2008 SUBJECT: Off-Street Parking SUMMARY In October, Councilmember Wanda Sang had contacted the Police Department regarding a vehicle that was parked on an unimproved surface in a residential area. Community Services determined that there was no violation. Councilmember Sang and Mayor DiTullio stated it was their understanding that motor vehicles could not be parked on unimproved surfaces, such as grass or dirt; however, a review of current ordinances determined this was not a violation (this review was of motor vehicles specifically and not recreation vehicles). The review of City Code of Laws, Article V, Section 26-501 Off-Street parking requirements revealed some ambiguity in the code regarding this matter. Section 26-501 (D) Design, describes appropriate requirements for the auxiliary storage of motorized or non-motorized vehicles to include surfacing; however, Section 26-501 (A) Scope, limits the enforcement of this ordinance and does not include existing residential dwellings. BACKGROUND Staff recognizes that allowing the long-term parking or storage of motorized or non-motorized vehicles on unimproved surfaces for residential dwellings presents a variety of nuisance, environmental and zoning issues. After reviewing Section 26-501 Off-street parking requirements it was determined that the ordinance as written, does not prohibit motor vehicles or non-motorized vehicles from parking on unimproved surfaces in areas designated as single family dwellings. The basis for that determination comes from Section 26-501 (A), which states: "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, unless otherwise specifically provided." Staff from the Police Department and Community Development met with the City Attorney on October 22, 2008. The City Attorney agreed that Section 26-501 (A) Scope restricted the enforcement of this ordinance to those areas defined under this section. Both departments agreed that either Section 26-501 would need to be revised if there was a desire to prohibit motor vehicles or non-motorized vehicles from parking on unimproved surfaces on existing residential areas, or that a new ordinance be created for Chapter 15 prohibiting such parking or storage. On November 12, the City Attorney submitted an amended version of the Code of Laws, Section 26-501 (D) (1) and a new section, 15-28 Improper Vehicular parking or storage for review. Staff reviewed that draft language at an internal meeting in early December. On December 19, 2008 staff from Community Development, Public Works and the Police Department met a second time to review these amended changes and suggested revisions have been forwarded to the City Attorney for review and change. STAFF RECOMMENDATION The purpose of this report is to update City Council on the status of work being done by City Staff regarding the concerns expressed by Mayor DiTullio and Councilmember Sang pertaining to off-street parking. City Staff recommends that City Council provide consensus for staff to continue to work with the City Attorney on drafting revisions to the City Code of Laws, Section 26-501 Off-Street Parking Requirements and a new ordinance, Section 15-28 Improper Vehicular Parking or Storage for council review. DB:KJ Attachments: Section 26-501 - Off-Street Parking Requirements PUBLIC HEARING A. Case No. WPA-07-01: A resolution adopting an amendment to the City of Wheat Ridge Comprehensive Plan to include areas outside the current city limits. The case was presented by Alan White. He entered all pertinent documents into the record and advised the Commission there was jurisdiction to hear the case. State statute requires municipalities to have a plan in place for areas under contemplation for annexation to be reviewed on an annual basis. The city is presently working with Coors for an annexation in the vicinity of the new interchange on Highway 58. In response to a question from Commissioner BRINKMAN, Mr. White explained that an amendment can be done at any time during the year if it becomes necessary. Mr. White stated that the City is presently working with the City of Golden to develop a land use intergovernmental agreement where both cities would recognize each other's growth areas. Commissioner McMILLIN pointed out several corrections that should be made to bring the document up to date. It was moved by Commissioner MATTHEWS and seconded by Commissioner STEWART to approve Resolution No. 02, Series of 2007, concerning adoption of an amendment to the Wheat Ridge Comprehensive Plan and forwarding said recommendation to the Wheat Ridge City Council. Commissioner McMILLIN offered a friendly amendment that the document be edited to include an update of the transportation chapter to reflect recent developments in the Cabela's package. This amendment was accepted by Commissioners by MATTHEWS and STEWART. The amended motion passed 8-0. 8. STUDY SESSION A. Residential Parking This study session item was presented by Alan White. Parking vehicles in the front yard on dead grass is one of the most common code complaints the city receives. The Planning and Development Code contains conflicting regulations concerning surfacing requirements for parking vehicles in residential zone districts. Although the regulations seem straightforward, they are difficult to implement. Planning Commission Minutes -2- June 7, 2007 Possible solutions to this problem were discussed by the Planning Commission. Discussion items included: • Requirements to over-improve parking surfaces with either gravel or concrete in the front yard would institutionalize front yard parking. Expense of such improvements could discourage homeowners from ever removing these surfaces. • Impervious surfaces such as asphalt or concrete would be preferable to gravel. Well compacted gravel sheds almost as much water as hard surfaces. • Allow nothing to be parked in the front of a house unless it is parked on a driveway. Extra vehicles can be parked in side or back yards. • There should be an intent to limit paved areas in front yards. • Existing situations would need to be grandfathered. • One size won't fit all. Should look at zoning and the percentage of front yard that can be paved and the percentage that should be landscaped. • Front yard parking of RV's should be discouraged by restricting areas that can be paved or graveled. • Environmental issues need to be considered in any solution. • Before making final decisions, existing conditions should be researched. 9. OTHER It was moved by Commissioner McMILLIN and seconded by Commissioner STEWART to cancel the July 5, 2007 Planning Commission meeting. The motion passed 8-0. • Commissioner STEWART advised that she would not be present at the June 21, 2007 Planning Commission meeting. • Alan White reminded Commissioners to attend the June 18th study session with City Council. Planning Commission Minutes -3 - June 7, 2007 4 PLANNING COMMISSION LEGISLATIVE ITEM STAFF REPORT MEETING DATE: June 7, 2007 TITLE: CASE NO. RESIDENTIAL PARKING ❑ PUBLIC HEARING ❑ RESOLUTION Case Manager: Alan White Date of Preparation: May 30, 2007 ❑ CODE CHANGE ORDINANCE ® STUDY SESSION ITEM SUMMARY: Parking vehicles in the front yard on dead grass is one of the most common code complaints the city receives. The Planning and Development Code contains conflicting regulations concerning surfacing requirements for parking vehicles in residential zone districts. These conflicting regulations need to be rectified. BACKGROUND: Section 26-501 D states that 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- and two-family dwellings, the first 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 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.) Section 26-621 H states that 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 6 inches in depth, or similar materials. If gravel is used, the parking or storage area must be built so that the material used for surfacing stays contained within the storage or parking area with the use of concrete curbs, railroad ties, landscape timbers, or similar materials. There has been some difficulty with different departments interpreting the requirements in various ways. This stems from some vagueness in the Code, or simply from inadequacies in the Code. One section which is the subject of debate is Section 26-6211-1: specifically the allowance of gravel in RV parking areas. This has been applied to all parking areas, even though Section 26-501 D does not list gravel as an allowed surfacing material. There have been instances when an interpretation was made which allowed someone to place one small concrete block or brick under each tire, thereby technically meeting the `parking on a hard surface' requirement. Related to parking are the landscape requirements. Section 26-502 D 1 b states that no less than 25% percent of the gross lot area and no less than 100% of the front yard (exclusive of driveway and sidewalk access to the home) shall be landscaped. STATEMENT OF THE ISSUES: Although the regulations seem straight forward, they are difficult to implement. Consider the following situations: 1. A person wants to install a parking pad for his RV. It is located next to his paved driveway and extends 30 feet back from the street. Can it be gravel or does it need to be asphalt, concrete, or brick pavers? 2. A person builds a garage to replace his carport. The driveway to the carport was gravel since 1952. Should he be required to pave the first 25 feet? What if all the other driveways on the block are gravel? 3. Impervious surfaces such as concrete add to stormwater runoff which is a major challenge for the City. Should alternative materials such as porous pavement, gravel, recycled concrete, or recycled asphalt be allowed? When is it appropriate to use pervious materials? In the past, the City was concerned with the use of pervious materials and the potential seepage of contaminants such as automobile oil into the groundwater. With porous pavement design, the potential contamination is addressed through subsurface design and construction. With the use of gravel or recycled asphalt, this contaminant seepage is usually not addressed. 4. A person has been issued a summons for parking his car in the front yard on the lawn. To come into compliance, he decides his entire front yard is a driveway and decides to pave it with asphalt. The landscaping requirement excludes driveways. Other than required street trees, there is not a minimum percentage of landscaping required for a front yard or a maximum percentage driveways and sidewalks can occupy. Should this be changed to limit the amount of paved area within the front yard? Should parking pads in the front yard be required to comply with a setback? City of "Wheatl), dge POLICE DEPARTMENT Memorandum TO: Mayor Jerry DiTullio and City Council FROM: Daniel Brennan, Chief of Police Ken Johnstone, Director DATE: December 22, 2008 SUBJECT: Off-Street Parking SUMMARY In October, Councihnember Wand/Sahad contacted the Police Department regarding a vehicle that was parked on an unimurface in a residential area. Community Services detennined that there was no violatncilmember Sang and Mayor DiTullio stated it was their understanding that motor vehid not be parked on unimproved surfaces, such as grass or dirt; however, a review of rdinances determined thcealed s not a violation (this review was of motor vehicles Ically and not recreation vehicle The review of City Code of Laws, Article V, Section 2 -15 Off-St r t arking requirements some ambiguity in the code regarding this matter. ection 26 150 D) Design, describes appropriate requirements for the au a storage of motorized or non-+otorized vehicles to include surfacing; however, Section 2 150 A) Scope, limits the enforce ent of this ordinance and does not include existing residential wel ' s. BACKGROUND ,y I 1 Staff recognizes that allowing the long-teen rking or stor e of motorized or non-motorized vehicles on unimproved surfaces for resid tial dwellings pre a variety of nuisance, environmental and zoning issues. After eviewing Section 26 150 ff-street parking requirements it was determined that ie ordinance as written, e not prohibit motor vehicles or non-motorized vehicles froI ng on unimproved surfaces in areas designated as single family dwellings. Section 2 -150 A) states, "This section shall apply only to new development, major change of uses (e.g., sing e-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." This section details off-street parking requirements for a variety of zoned uses; so any changes have to carefully reviewed so as not to impact other requirements pertaining to zoning and parking\ "J P Staff from the Police Department and Community Develop nt i et with the City Attomey on October 22, 2008. The City Attorney agreed that Section 2 -150 ( ) Scope restricted the enforcement of this o i nce to those areas defined under th' ion. Both departments agreed that either Section 26, 150e revised to prohibit motor vehicles or non-motorized vehicles from parking on unimproved surfaces on single family residential areas, or that a new ordinance be created for Chapter 15 prohibiting such parking or storage. O o tuber 12, the City Attorney submitted an amended version of the Code of Laws, Section 2 150 ) (1) and a new section, 15-28 Improper Vehicular parking or storage for review. On D er 19, 2008 staff from Community Development, Public Works and tye Police Department met to review these amended changes and suggested revisions w re resubmitted to the City Attorney for review. STAFF RECOMMENDATION City Staff recommends that City Council provide consensus on bringing changes to the City Code of Laws, Section 26-501 Off-Street Parking Re ordinance, Section 15-28 Improper Vehicular Parking or Storage for cou DB:KJ Attachments: Section 26-501 Off-Street Parking Requirements Section 15-28 Improper Vehicular Parking or Storage laj7 vard the amended ements and a new action. Amend Code of Laws Section 26-501.D.1 to read: -----t Formatted: Font: Not Bold i D. Design Standards. Deleted: On or after June 1, 2009, 1. Surfacing. and notwithstanding Section 26-120: a. All 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, pavers, _ pr__ similar material (hereinafter_, - Deleted: brick collectively for the purposes of this Section "improved surface")., Deleted: , Deleted: gravel, b. For residential dwellings, up to and including 4-unit dwellings the Deleted: at least six (6) inches in - - first twenty-five (25) feet of driveway area from the existing edge depth thereinafter collectively for the of pavement within the public right-of-way into the site shall be purposes of this Section, 'improved surface°). If gavel is used, the area surfaced with concrete, asphalt, brick pavers or similar materials, must be built such that the gravel is provided however that the requirements of this subparagraph b contained wdh the use of concrete railroad Has, landscape shall not apply to existing driveways unless and until, but as a curbs, timbers, or similar materials. condition of, issuance of a building permit for a structure on the lot ` Deleted: one ortwo-family served which would affect vehicular use. For the purposes of parking or storage of motorized or non-motorized vehicles the definition of "improved surface" shall also include gravel or similar material with a minimum depth of six inches. c. For all other uses, driveway connections with the public street must be an improved surface between the property line and the existing edge of asphalt of the street. d. The auxiliary storage of motorized or nonmotorized vehicles shall not occur within six (6) feet of the front property line. Deleted: Wbin no event may more than % of the front yard be devoted to vehicular access, parking, sales or storage. Note: This Amend Code of Laws Chapter 15 Article III (Specified Nuisances), to add a new requirement seems out olp/ace here. section 15-28 to read: mentasinsert in ryregulatlons as'7ot cowmenfa coverege"7¶ : o^ Section 15-28 Improper Vehicular Parking or Storage Formatted: Indent: Left No person shall park or store any motorized or nonmotorized vehicle on Deleted: or in a location in violation other than an "improved surface,".s defined in Section 26-501D.1-of-this- Code, of - - - - - - - - - - - Deleted: Chapter Amend Code of Laws Section 26-501.A to read: Deleted: 11 Formatted: Indent: Left: 0" A. Scope. Formatted: Numbered + Level: 1 + Numbering Style: A, B, C, + Start at: 1 + Alignment: Left + Aligned at: At the beginning of paragraph 2 insert the following phrase 'With the exception of the 0.25" +Tab after: 0.5" + Indent at: o.s^ suracinq standards in Section 26-501.D. 1.b" Formatted: Indent: Left: 0" Amend Code of Laws Section 26-501.D.1 to read: Formatted: Font: Not Bold D. Design Standards. Deleted: On or after June 1, 2009, 1. Surfacing. and notwithstanding Section 26-120: a. All 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, pavers pr similar material (hereinafter-------- Deleted; brick collectively for the purposes of this Section "improved surface").,,_ , Deleted:, Deleted: gravel, b. ForLesidential dwellings, up to and including 4-unit dwellings the first twenty-five (25) feet of driveway area from the existing edge Deleted: at leas sz(6) inches in depth (hereinafter collectively forthe of pavement within the public right-of-way into the site shall be purposes of this Section, 'improved " surfaced with concrete, asphalt, brick pavers or similar materials, ` surface If gravel is used, the area must be built such that the gravel is provided however that the requirements of this subparagraph b contained with the use of concrete shall not apply to existing driveways unless and until, but as a curbs, railroad ties, landscape timbers, or similar materials. condition of, issuance of a building permit for a structure on the lot Deleted: one or two-family served which would affect vehicular use. For the purposes of c. For all other uses, driveway connections with the public street must be an improved surface between the property line and the existing edge of asphalt of the street. d. The auxiliary storage of motorized or nonmotorized vehicles shall not occur within six (6) feet of the front property line. Deleted: Wbin no event may more than % of the front yard be < - devoted to vehicular access, parking, sales or storage. Note: This Amend Code of Laws Chapter 15 Article III (Specified Nuisances), to add a new requirement seems out of place section 15-28, to read: here. Perhaps insert in supplementaryregulations as "lot coverage" 7Q Section 15-28 Improper Vehicular Parking or Storage Formatted: indent: Left: 0" No person shall park or store any motorized or nonmotorized vehicle on Deleted: or in a location in violation other than an "improved surface," ,as defined in Section 26-501.D.1 of this `ode... of Deleted: Chapter Amend Code of Laws Section 26-501.A to read: Deleted: ¶ Formatted: Indent: Left: o" A. Scope. Numbered + Level: 1 + Numbering Style: A, B, C, + Start at: 1 + Alignment: Left + Aligned at: At the beginning of paragraph 2 insert the following phrase "With the exception of the 0.25"+Tab after: 0.5"+Indent at: surfacing standards in Section 26-501.D. 1.b" 0.5 Formatted: Indent: Left: 0" Amend Code of Laws Section 26-501.D.1 to read: D. Design Standards. 1. Surfacing. On or after June 1, 2009, and notwithstanding Section 26- 120: a. All 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, brick pavers, gravel, or similar material, at least six (6) inches in depth (hereinafter collectively for the purposes of this Section, "improved surface"). If gravel is used, the area must be built such that the gravel is contained with the use of concrete curbs, railroad ties, landscape timbers, or similar materials. b. For one or two-family dwellings, the first twenty-five (25) feet of driveway area from the existing edge of pavement within the public right-of-way into the site shall be surfaced with concrete, asphalt, brick pavers or similar materials, provided however that the requirements of this subparagraph b shall not apply to existing driveways unless and until, but as a condition of, issuance of a building permit for a structure on the lot served which would affect vehicular use. c. For all other uses, driveway connections with the public street must be an improved surface between the property line and the existing edge of asphalt of the street, d. The auxiliary storage of motorized or nonmotorized vehicles shall not occur within six (6) feet of the front property line. e. In no event may more than % of the front yard be devoted to vehicular access, parking, sales or storage. Note: This requirement seems out of place here. Perhaps insert in supplementary regulations as "lot coverage"? Amend Code of Laws Chapter 15 Article III (Specified Nuisances), to add a new section 15-28, to read: Section 15-28 Improper Vehicular Parking or Storage No person shall park or store any motorized or nonmotorized vehicle on other than an "improved surface," or in a location in violation of Section 26- 501.D.1 of this Chapter. City of Wheat Ridge Planning and Development Department Memorandum TO: Planning Department and APCO FROM: Cindy Hagerman SUBJECT: Design Standards/landscape Requirements DATE: August 2, 2001 Per the Planning Department meeting on August 1, 2001, the residential required landscaping and design standards ordinance are interpreted as follows: * A minimum of twenty-five (25) percent of the residential lot in question must be landscaped. (Example: if a lot measures 5,000 square feet, at least 1,250 square feet must be landscaped. Examples of landscaping are grass, trees, shrubs, flowers, stone, bark, fountains, walls, fences, and benches. Uncontrolled weeds are not considered as landscaping. * The required landscaping may be located on any part of the lot. Thus, if the entire twenty-five (25) percent of the landscaping occurs in the rear yard, the requirements have been met. Therefore, it is conceivable than a front yard may have no landscaping, and be used as a parking area.