§ 35-384. Parking Lots as a Primary Use.

STATEMENT OF PURPOSE

Parking structures require unique design considerations due to the fact that they can significantly contribute to the building bulk on a site. The provisions of this section implement the following provisions of the master plan:

•  Neighborhoods, Policy 1f: Amend zoning regulations to require special city council approval for parking facilities that displace residences.

•  Neighborhoods, Policy 5i: Encourage the construction of parking facilities in the downtown area to promote mixed-use and commercial activity centers and to be compatible in use, scale and material with the surrounding natural and built environment.

•  Neighborhoods, Policy 5i: Encourage placement of parking facilities in locations which will support residential development downtown.

•  Neighborhoods, Policy 5i: Discourage development of parking garages adjacent to the Riverwalk, and the city's plazas and parks.

•  Neighborhoods, Policy 5i: Focus on preserving the housing stock and integrity of neighborhoods when selecting sites for parking facilities.

•  Neighborhoods, Policy 5i: Analyze downtown's existing and potential growth and activity centers, and strategically construct parking facilities to accommodate maximum parking availability and efficiency.

(a)

Where Permitted. All parking lots shall be permitted as designated in the Use Matrix (section 35-311, Tables 311-1 and 311-2), except as provided in subsection (b), below.

(b)

Parking Lots Requiring Demolition of Dwelling Units. Notwithstanding any provision of this chapter to the contrary, the construction of any parking lot which involves the replacement, demolition, or destruction of a dwelling unit shall not be undertaken unless and until a specific use authorization is approved. The specific use authorization shall be approved only if the following standards are met:

(1)

The proposed conversion is located within an area classified as commercial, office, industrial, or similar classification in a land use plan adopted pursuant to section 35-420 of this chapter; or

(2)

The structure proposed to be removed cannot reasonably be used or restored to habitable condition; or

(3)

The proposed parking is needed and there are no reasonable alternatives for the proposed parking lot for which the demolition is required; or

(4)

The proposed parking area will not promote residential disinvestment or promote further conversions of residences to nonresidential purposes.

(c)

Parking Structure Design Standards.

(1)

Buffer. A type C bufferyard as required in the landscaping standards shall be provided in yards adjacent to a residential zoning district.

(2)

Frontage. The maximum frontage of any parking facility shall be restricted to the following unless ground floor retail uses are provided as set forth below:

"D," "NC," "TND":       35 feet

"O-1," "C-1":       50 feet

Parking structures which exceed the frontage requirements as set forth above shall be designed so that a minimum of fifty (50) percent of the length of the exterior ground floor frontages, excluding vehicle entrances and exits, includes ground floor area either built out as, or convertible to, retail, commercial, or service uses. The applicable ground floor area shall extend in depth a minimum of twenty (20) feet from the exterior parking structure facade, provided that the minimum required may be averaged, with no depth less than fifteen (15) feet. The clear interior ceiling height standard for the retail/commercial or service use portion of parking structures shall be a minimum of ten (10) feet. Parking structures with frontages exceeding one hundred fifty (150) feet in length shall incorporate vertical and/or horizontal variation in setback, material or fenestration design along the length of the applicable facade, in at least one (1) of the following ways:

A.

Vertical facades shall be designed to incorporate intervals of architectural variation at least every sixty (60) feet over the length of the applicable facade including one (1) or more of the following:

(1)

Varying the arrangement, proportioning and/or design of garage floor openings;

(2)

Incorporating changes in architectural materials, including texture and color; and/or

(3)

Projecting forward or recessing back portions or elements of the parking structure facade.

B.

Horizontal facades shall be designed to differentiate the ground floor from upper floors including one (1) or more of the following:

(1)

Stepping back the upper floors from the ground floor parking structure facade;

(2)

Changing materials between the parking structure base and upper floors; and/or

(3)

Including a continuous cornice line or pedestrian weather protection element between the ground floor and upper floors.

(3)

Slopes. Parking decks shall be flat. At a minimum, a majority of both the ground floor and top parking decks shall be required to be flat, as opposed to continuously ramping.

(4)

Top Floor Wall. Parking structure top floor wall designs must conform to one (1) or more of the following options:

A.

Architectural Focal Point: A prominent edge feature such as a glazed elevator and/or stair tower, or top floor line trellis structure.

B.

Projecting Cornice: Top floor wall line articulated through a variation or step in cornice height or detail. Cornices must be located at or near the top of the wall or parapet.

C.

Articulated Parapet: Top floor wall line parapets shall incorporate angled, curved or stepped detail elements.

(d)

Surface Parking Design Standards.

(1)

Commercial surface parking areas which are the primary use and which exceed the frontage standards set forth above shall comply with one (1) of the following:

A.

Retail uses which comply with the commercial design standards (subsection 35-204(o) of this chapter) shall be provided on at least sixty (60) percent of their frontage.

B.

A class C buffer shall be installed and maintained on at least eighty (80) percent of the frontage.

(2)

In order to disperse parking facilities throughout commercial areas and to maintain easy walking distances between pedestrian destinations, no parking facility shall be located closer than one hundred (100) feet to another parking facility. This distance shall be measured along the street frontage on the same side of the street.

(3)

Article V, division 6 regulations for vehicle barriers, curbs, and wheel stops shall pertain to primary use parking lots and driveways leading to and from primary use parking lots.

(Ord. No. 2010-11-18-0985, § 2, 11-18-10)