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Brunswick County |
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Code of Ordinances |
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Appendix E. UNIFIED DEVELOPMENT ORDINANCE |
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Article 6. DESIGN AND PERFORMANCE STANDARDS |
§ 6.12. OFF-STREET PARKING AND LOADING
6.12.1. Statement of Intent
A.
Vehicles require adequate space in safe operating and parking conditions for all land uses, public and private. Yet Brunswick County has a unique and sensitive environment whereby space for vehicle parking and loading should have the least necessary impervious surface, should not drain directly into the waters of the county, and should be adequately designed for either on-site absorption of or disposal of such vehicular wastes such as oils.
B.
Brunswick County is dependent upon its tourists and seasonal visitors for sustenance of the economy. In keeping with a tourist economy is the need for presentation of a harmonious image. Landscape features to buffer large areas for parking and loading are required for such economic protection of the county, and for relief from heat build-up of large surface areas.
C.
Exception Design in parking lot landscaping, stormwater management, lighting, circulation, directional elements, etc. may be eligible for credit toward buffer, landscaping or other requirements.
6.12.2. Applicability
A.
No Building Permit, Certificate of Zoning Compliance, or Certificate of Occupancy shall be issued for uses of land, structures, and buildings, either initially or for a change in use or expansion of an existing use, unless the off-street parking and loading requirements of this Article are satisfied.
B.
Applicants proposing to construct large-scale parking facilities may be required to obtain a Transportation Facility Permit from the North Carolina Division of Air Quality prior to initiation of construction in conformance with 15A NCAC 02D .0800. Consult with the Planning Director for more information.
Commentary: Generally, a large scale parking facility is a surface parking lot with at least 1,500 spaces, a parking deck with at least 750 spaces, or a combination of surface and structured parking that has at least 1,000 spaces. See 15A NCAC 02D .0805: Parking Facilities for specific applicability standards.
6.12.3. Activities Exempt
Commentary: In order to accommodate renovation and investment in commercial properties or very small scale construction of single-family homes, ordinances often provide an exemption from parking requirements for certain activities.
A.
A change in use or expansion of an existing use meeting either of the following criteria shall be exempt from the requirements of this Article:
1.
Expansions of less than 1,500 square feet or 10% of the total enclosed floor area (whichever is greater); or
2.
The new use has the same parking requirement or a lesser requirement than the previous one.
B.
Restriping of a parking area or other vehicular use area which does not result in reconfiguration of the parking spaces shall be exempt from the requirements of this Article.
C.
Construction or modification of an individual single-family or two-family residence by the owner shall be exempt from the requirements of this Article.
Commentary: Construction of an entire subdivision, however, is not exempt.
6.12.4. Plans Required
Applications for permits and/or certificates shall include information as to location and dimension of off-street parking, and means of ingress and egress to such space, a copy of the Sedimentation and Erosion Control Plan prepared and filed under N.C. Statute for same, and a showing of shrubbery areas, trees to be saved or added, berms, proposed fences or walls, proposed surface materials, proposed lighting, and written assurance the N.C. Statute on handicapped parking will be satisfied.
6.12.5. Design Standards
A.
General Requirements
1.
Parking areas shall be designed to allow unobstructed movement into and out of each parking space without interfering with fixed objects such as lighting fixtures, dumpsters, signage, or vehicles.
2.
Each parking space within the parking area must be delineated by striping, curbs (each space signed or appropriately marked), wheel stops or other similar alternative devices. Railroad ties and landscape timbers are not considered acceptable alternative devices.
3.
All parking areas shall be designed to provide for internal circulation such that each parking space is accessible to all other parking spaces without necessitating the use of a public street or alley.
4.
Cross access drives between adjoining uses and properties shall be encouraged.
5.
Off street parking or loading areas may not be located within any required buffer (see Section 6.3).
6.
Modifications to off-street parking and loading to allow stormwater best management practices consistent with an approved stormwater plan may be considered.
B.
Paving
1.
Where an existing tree is adjacent to a parking area, paver bricks, tree grates, or other pervious surface shall be used within the dripline of the tree.
2.
Unless alternative surfaces are specified elsewhere in this document, or are approved by the Planning Director, in consultation with the Director of Engineering Services, all required parking and loading spaces, except for those associated with single-family dwellings, shall be surfaced with asphalt bituminous, concrete or dustless material and shall be maintained in a smooth, well-graded condition.
Commentary: Approved alternative surfaces are gravel, slate, and recycled asphalt.
3.
Within the Rural Low Density Residential districts, required off-street parking and loading spaces may be covered with an all-weather surface designed to support anticipated loads. Loose material surfaces shall be contained with a permanent edging. The surface shall be maintained so that traffic may move safely in and out of the parking area.
4.
Alternative Parking Surfaces
i.
Pervious pavers or concrete, stabilized grass lawn, or other pervious parking surfaces may be permitted for specific uses as set forth below, provided they are approved by the Planning Director, in consultation with the Director of Engineering Services. Where provided, such alternative parking surfaces shall be maintained in a smooth, well-graded condition. If parking demand is such that the grass or lawn is caused to be damaged or destroyed to the extent that it ceases to grow, then paving of the area in accordance with this section may be required.
ii.
All driveways, access aisles and parking spaces (excluding handicapped) may be surfaced with grass lawn or other pervious parking surface for the following:
(a)
Uses which require parking on an average of less than five days per week during a month;
(b)
Parks, playgrounds, ballfields, football and baseball stadiums, fairgrounds, and other similar outdoor recreation areas; and
(c)
Surplus parking areas above the required number of parking spaces (see Section 6.12.6, Required Parking).
C.
Lighting
Any lighting shall be internally oriented and shall be installed in conformance with Section 6.9, Outdoor Lighting.
D.
Signage
On-premises instructional signs may be provided in conformance with Section 8.7.5.
E.
Dimensional Requirements
1.
New or altered off-street parking areas shall conform to the following dimensions:
Angle Label Dimension 45 60 75 90 A Stall Depth to Wall 17 18.5 19 18 B Stall Depth Parallel to Vehicle 18 18 18 18 C Aisle Width 12 16 22 25 D Stall Depth to Interlock 15 17 18 18 E Stall Depth Reduction due to Interlock 2 1.5 1 0 F Stall Width (Parallel to Aisle) 12.7 10.4 9.3 9 G Stall Width Perpendicular to Vehicle 9 9 9 9 I Module Width Wall to Wall 46 54 60 61 J Module Width Interlock to Interlock 42 51 58 61 2.
For bumper overhang deduct 1.5 feet from stall depth to wall or 3 feet from module width wall to wall for 45° and 60° parking. Deduct 2 feet from stall depth to wall or 4 feet from module width to wall for 75° and 90° parking.
3.
Where natural and/or man-made obstacles, obstructions or other features such as but not limited to landscaping, support columns or grade difference exist, the Planning Director may approve a reduction in stall width, stall length and/or module width. In all instances where a reduction is requested, attention to emergency vehicle access must be considered and incorporated into the parking lot design.
4.
Parking spaces designed to be located parallel to a curb or roadway shall be 23 feet long and nine feet wide.
5.
Parking in driveways and aisles shall not be permitted unless it is determined by the Planning Director, in consultation with the Fire Marshal that emergency access shall not be impaired.
6.
Parking and loading areas shall provide sufficient maneuvering area to accommodate emergency services vehicles and solid waste vehicles. A minimum turning radius of 40 feet shall be required between internal aisles, driveways, and other vehicular use areas. This radius may be reduced if the Planning Director, in consultation with other county officials, determines that the resulting dimension does not impair the intent of this requirement.
F.
Parking Decks and Parking Garages
Required parking and loading spaces need not be at ground level. Decks and garages shall be treated either as part of the principal structure and subject to all requirements over such structures, or as principal uses by themselves, meeting all requirements for principal structures and uses when permitted.
G.
Design Standards for Handicapped Accessible Parking
All off-street handicapped accessible parking spaces shall be designed in compliance with Chapter 11 of the North Carolina Building Code in conjunction with ICC A117.1 current version. See Appendix B for additional information.
1.
The North Carolina Accessibility Code.
2.
All off-street handicapped accessible parking spaces shall be located in the closest parking area to a public entrance to the building but no more than 250 feet from such entrance.
3.
All off-street handicapped accessible parking spaces shall be designated by a sign or other means specified by State requirements.
4.
All off-street handicapped accessible parking spaces must be surfaced with concrete or asphalt.
(Ord. of UDO-17-01 , § 18)
6.12.6. Required Parking
A.
Minimum
1.
Off-street parking spaces shall be provided for all uses listed below in the amounts specified below. Uses not listed shall be reviewed by the Planning Director, for a determination of the required spaces. Buildings with multiple uses shall calculate parking based on the square footage of each use in the building.
2.
Where a building is constructed without a specific use identified, such as a "flexible-use" building that may be occupied by multiple uses, parking requirements shall be satisfied as follows:
i.
Adequate space shall be reserved either on-site or through an approved alternative parking plan (See Section 6.12.7) to accommodate the requirements for the use with the highest parking requirements permitted in the zoning district. This "reserve area" need not be paved, but shall be indicated on all required plans and shall be counted toward the impervious cover calculations for a development when located in an area where impervious parking and loading is required.
ii.
The actual number of spaces required to be paved shall be one space per 300 square feet of enclosed floor area. This requirement may be modified by the Planning Director.
3.
Calculation of spaces shall be in whole units only. If a calculation results with a fraction, that fraction shall be rounded up to the next whole number. Unless otherwise specified, enclosed floor area shall be deemed to be gross enclosed floor area.
Use Category Use Spaces Required Agricultural Agricultural All Agricultural uses 1 per site + 1 per 1,000 SF enclosed floor area Residential Household Living All household living, except as listed below 2 per dwelling unit (accessory dwellings shall be considered a separate dwelling unit) Multifamily 1.75 per dwelling unit Family Care Home 1 per 4 licensed beds Upper Story Residential 1.5 per dwelling unit Group Living All Group Living, except as listed below 1 per 3 beds Boarding House 1 per bedroom Tourist Homes Tourist homes and other temporary residences available for short-term rental (10 days or less) 2 per bedroom Home Occupation All home occupation, except as listed below 1 + residence requirements Doctor or Dentist office, beauty salon 3 + residence requirements Public and Civic Community Service Fraternal Club or Lodge 1 per 100 SF floor area Auditorium, Civic or Expo Center 1 per 200 SF floor area (minimum 20) Day Care Facilities 1 per employee + 1 per 10 attendees Day Care Home 1 + residence requirements + off-street drop-off area (min. 1 drop-off space) Educational Facilities Educational facilities, except as listed below 6 per classroom + 1 per 300 SF administrative office + dormitory (group living) requirements Elementary or Junior High schools 2 per classroom + 1 per administrative office Emergency Shelter All Emergency Shelter 1 per 500 SF floor area Government Facilities Correctional Facility 1 per 300 SF office + 1 per 5 beds Government Offices and Buildings 1 per 400 SF floor area Medical Facilities All Medical Facilities, except as listed below 1 per 250 SF floor area Hospitals 1 per 2 beds + 1 per doctor and nurse + 1 per 2 employees on largest shift Parks and Open Areas Parks and Open Areas, except as listed below As determined by the Planning Director in consultation with the Parks and Recreation Director Cemeteries, mausoleums, columbaria, memorial gardens 1 per 20 SF in the chapel or assembly area Passenger Terminal All Passenger Terminals 1 per 200 SF waiting floor area + 1 per 2 employees Place of Worship All Places of Worship 1 per 20 SF of seating area in the assembly area (day care, schools, and other uses calculated separately) Utilities All Utilities, except as listed below 1 per 1,000 SF enclosed floor area TV/HDTV/AM/FM Broadcast Antennae 1 per 500 SF enclosed floor area Commercial Uses Campground All campground uses 2 at each campsite + 1 per 500 SF enclosed area Funeral Home All Funeral Homes 1 per 20 SF in the chapel or assembly area + 1 per funeral vehicle Indoor Recreation All Indoor Recreation, except as listed below 1 per 250 SF enclosed floor area Adult and Sexually Oriented Business 1 per 100 SF enclosed floor area Outdoor Recreation Outdoor Recreation, except as listed below 1 per 500 SF of enclosed floor area + 1 per 1,000 SF of outdoor use area Golf Courses (see "restaurants" for additional parking requirements associated with eating facilities) 4 per hole + 1 per 500 SF enclosed floor area Overnight Accommodation All Overnight Accommodation, except as listed below (see "Tourist Homes" for short-term rentals) 1.15 per room + 1 per 100 SF Conference and banquet and restaurant Bed and Breakfast 1 per guest room + 2 per owner/manager Planned Development Planned Groups of Structures Generally, minimum required for the individual uses, although this may be modified by the Planning Board during approval Planned Development/Mixed Use Development Retail Sales and Service All Retail Sales and Service, except as listed below 1 per 200 SF floor area for the first 50,000 SF of gross leasable area and 1 per 250 SF of leasable area after that Flea Markets 1 per 300 SF vendor area Kennel Veterinary Establishment, Animal Hospital 1 per 250 SF enclosed floor area Performing Arts Studio 1 per 400 SF enclosed floor area Personal Service Establishments 1 per 500 SF enclosed floor area Restaurants 1 per 100 SF floor area (including outdoor eating areas) and 1 per 300 SF for kitchen. NOTE: public areas and storage excluded. Self-Service Storage Facility Self-Service/Mini Storage Facility Min. 5 or 1 per 100 storage units, whichever is greater Temporary Use Large Events with 1,000 Guests or More 1 per 4 attendees Vehicle Sales and Service All Vehicle Sales and Service, except as listed below 3 per service bay Car Wash 1.5 per wash bay + required stacking spaces Vehicle and Heavy Equipment Sales and Rentals, Mobile and Modular Home Sales and Service 1 per 500 SF enclosed floor area Water Dependent Commercial Uses Boat repair and manufacture as a principal use 1 per 1,000 SF enclosed floor area Commercial Boating Facilities 1.5 per slip + 1 per 500 SF enclosed floor area Commercial marinas and docks Seafood processing and canning 1 per 1,000 SF enclosed floor area Storage of boats (dry or wet) 0.25 per slip Office Office Uses All office uses 1 per 300 SF enclosed floor area Banks and Financial Institutions 1 per 250 SF enclosed floor area Industrial Heavy Industrial All Heavy Industrial, except as listed below 1 per 1,000 SF enclosed floor area Junkyard 1 per 10,000 SF yard area Light Industrial All light industrial 1 per 1,000 SF enclosed floor area Resource Extraction All Resource Extraction, except as listed below 1 per 2 employees, minimum 3 Mining Operations, Class I As required by the Planning Director Mining Operations, Class II Warehouse and Storage All Warehousing and Storage 1 per 5,000 SF of floor area Waste Related Services All Waste Related Services 1 per 500 SF enclosed floor area + 1 per 5,000 SF outside storage area Wholesale Sales and Service All Wholesale Sales and Service 1 per 1,000 SF floor area B.
Maximum Parking Permitted
1.
No use shall provide more than 150% of the required parking shown in the table above unless any parking above the 150% threshold is pervious or is provided through use of structured parking.
2.
Where a project is intended to be developed in phases, the Planning Director may approve development of a parking area intended to serve current and future development.
C.
Modifications
The Planning Board may reduce the required number of spaces by up to 20% if for reasons of topography, mixes of uses, ride sharing programs, availability of transit, or other conditions specific to the site, provided the reduction in the required number of parking spaces satisfies the intent of this Section.
(Ord. No. UDO-16-02 , § 29, 3-7-16; Ord. No. UDO-18-02 , § 2, 3-19-18)
6.12.7. Alternative Parking Plans
A.
General
Innovative approaches which reduce the amount of impervious cover within Brunswick County are encouraged when the public interest is served and protected. The Planning Director or Planning Board, as specified, may reduce the minimum amount of off-street parking required (beyond that permitted by Sec. 6.12.6.C, Modifications) where developer-submitted parking data, prepared and sealed by a registered engineer with transportation expertise, illustrates that the standards of this section do not accurately apply to the specific development. The data submitted for an alternative parking plan shall include, at a minimum, the size and type of the proposed development, the mix of uses, the anticipated rate of parking turnover and the anticipated peak parking and traffic loads of all uses. The following factors may also be considered.
B.
Factors Considered in Alternative Parking Plans
1.
Public Parking
Up to 35% of the required off-street parking spaces may be waived by the Planning Director if publicly-controlled-parking is located within a 500 foot walking distance along public walkways from the main entrance of the proposed use and the Planning Director also determines that adequate parking spaces are available within the publicly-controlled parking area to accommodate the anticipated use. Reductions below 35% of the required off-street parking spaces may be approved by the Planning Board.
2.
Off-Site and Cooperative Parking
i.
Cooperative provision of required parking space and other innovative parking arrangements which protect and serve the public interest are encouraged.
ii.
The Planning Director may approve the location of up to 50% of required off-street parking spaces on a separate lot from that on which the principal use is located if the off-site parking complies with all of the following standards. This factor shall not be used to satisfy the off-street parking requirements for convenience stores or similar convenience-oriented uses or for handicapped accessible parking.
iii.
Location
No off-site parking space shall be located more than 500 feet from the primary entrance of the use served (measured along public walkways). Off-site parking spaces shall not be separated from the use served by a highway, unless a grade-separated pedestrian walkway is provided, or traffic control or remote parking shuttle bus service is provided. Off-site parking shall be located in a district where commercial parking is a permitted principal use.
iv.
Agreement for Off-Site and Cooperative Parking
If an off-site parking area is not under the same ownership as the principal use served, a written agreement between the record owners shall be required. The owner of the off-site parking area shall enter into a written agreement in a form acceptable to the County Attorney, (with enforcement running to the record owners of the area and the County) providing that the land comprising the parking area shall never be disposed of except in conjunction with the sale of the building which the parking area serves so long as the facilities are required; and that such agreement shall bind heirs, successors, and assigns.
3.
Valet Parking
The Planning Board may approve valet parking as a means of satisfying otherwise applicable off-street parking requirements where all of the following standards have been met.
i.
Adequate assurance of the continued operation of the valet parking, such as a contractual agreement for valet services or the tenant's affidavit agreeing to provide such services shall be provided;
ii.
An equivalent number of valet spaces shall be available to replace the required parking spaces. Such valet spaces do not require individual striping, and may take into account the tandem or mass parking of vehicles.
6.12.8. Vehicle Stacking Areas
A.
Vehicle Stacking Areas
The vehicle stacking standards of this subsection shall apply unless otherwise expressly approved by the Planning Director. Additional stacking spaces may be required where trip generation rates suggest that additional spaces will be needed.
B.
Minimum Number of Spaces
Off-street stacking spaces shall be provided as follows:
Activity Type Minimum Stacking
SpacesMeasured From: Automated teller machine (drive-up) 3 Teller Bank teller lane 4 Teller or Window Car wash bay, full-service 6 Bay Car wash bay, self-service 3 Bay Dry cleaning/laundry drive-through 3 Cleaner/Laundry Window Gasoline pump island 2 Pump Island Gatehouse, staffed 4 Gatehouse Gate, unstaffed 2 Gate Pharmacy pickup 3 Pharmacy Window Restaurant drive-through 6 Order Box Restaurant drive-through 4 Between Order Box and Pick-Up Window Valet parking 3 Valet Stand Other Determined by Planning Director in consideration of an approved study prepared by a registered engineer with expertise in Transportation Engineering C.
Design and Layout of Stacking Spaces
Required stacking spaces shall be subject to the following design and layout standards:
1.
Size
Stacking spaces shall be a minimum of eight feet in width by 25 feet in length.
2.
Location
Stacking spaces shall not impede on- or off-site traffic movements or movements into or out of off-street parking spaces.
3.
Design
Stacking spaces shall be separated from other internal driveways by raised medians if deemed necessary by the Planning Director, for traffic movement and safety.
4.
Landscaping and Screening Requirements
In order to protect adjoining properties from noise and visual impacts, vehicle stacking areas shall be screened from adjoining residential property in accordance with the screening requirements of Section 6.4, Screening, and Section 6.12.10, Vehicular Use Area Landscaping.
6.12.9. Loading Areas
A.
Location
1.
No loading spaces shall be located within 30 feet of street intersections or in any required front, side, or rear yard.
2.
A minimum setback of 50 feet shall be required where loading docks face a residential district or a structure with first-floor residential uses, unless the loading area is completely screened from view with an eight foot high masonry wall in accordance with the requirements of Section 6.10, Fences and Walls.
3.
Loading areas shall be located to provide the most convenient access to the use being served. Generally, loading areas should be within 50 feet of the building.
B.
Surfacing
Generally, all open off-street loading areas shall be paved with an all-weather material such as concrete or asphalt, designed to carry the heaviest vehicle loads that can commonly be expected. Consideration should be given to the weight of fire and sanitation equipment as well as delivery vehicles.
C.
Design
1.
Loading berths for office uses shall be a minimum of 12 feet wide by 35 feet long with a height clearance of 14 feet.
2.
All other loading berths shall be a minimum of 12 feet wide and 55 feet long with a height clearance of 14 feet.
D.
Utilization
Space allocated to any off-street loading space, accessory drives, or aisles, shall not be used to satisfy the space requirements for any off-street parking or trash handling facilities.
E.
Ingress and Egress
Each required off-street loading space shall be provided with a means of unobstructed ingress and egress to an alley or onto a public street wide enough to accommodate expected vehicles. Where such ingress and egress is made into a public street, it shall be through driveways or openings which meet required standards. Permanent wheel stops or curbing shall be provided to prevent any vehicle using the loading area from encroachment on the required front yards, side yards, or adjoining property.
F.
Number of Spaces Required
1.
Loading spaces shall be required for uses which normally handle large quantities of goods, including but not limited to industrial plants, wholesale establishments, warehouses, freight terminals, hospitals and retail establishments.
2.
The numbers in the table below shall serve as a guideline for determining the number of loading spaces required.
Gross Floor Area of Building Number of Spaces 0—5,000 0 5,001—39,999 1 40,000—99,999 2 100,000—159,999 3 160,000—239,999 4 240,000 and over 5 3.
The Planning Director may require one or more additional loading areas if the magnitude of the use would anticipate the need for more loading or standing space.
4.
Similarly, the Planning Director may reduce the number of required spaces if it can be demonstrated that the nature of the use is such that the suggested number is not warranted.
G.
Off-Street Loading Requirements
1.
Off-street loading spaces may be either inside or outside the building and on the same or adjoining lots.
2.
The loading spaces shall be of sufficient size and number to allow normal loading and unloading operations appropriate to the property to be served.
3.
In no case shall the loading space hinder the movement of traffic or pedestrians. The loading spaces shall be indicated on site plans submitted for approval.
4.
Loading areas shall be signed to indicate "No Idling."
5.
Any loading area located adjoining to a residential district shall not receive deliveries between the hours of 11 p.m. and 7 a.m.
H.
No Repair and/or Service
No motor vehicle repair work or service of any kind shall be permitted in conjunction with loading facilities provided in any district.
I.
Landscaping and Screening Requirements
Loading areas shall be screened from public streets and adjoining residential uses and Residential Districts in accordance with the screening requirements of Section 6.4, Screening, and Section 6.12.10, Vehicular Use Area Landscaping. The screen shall be at least as long as the longest trailer to be accommodated by the area (approximately 50 feet) and a minimum of eight feet in height. The Planning Director may reduce or waive this requirement if it can be determined that other elements would provide adequate screening. These elements may include, but are not limited to, existing site features or landscaping installed to satisfy other requirements.
J.
Signage
On-premises instructional signs may be provided in conformance with Section 8.7.5.
6.12.10. Vehicular Use Area Landscaping
A.
Intent
Landscaping of vehicle use areas is intended to buffer adjoining uses from parking areas and minimize large unbroken areas of parking.
B.
Applicability
With the exception of vehicular use areas located in an Industrial District and vehicle sales areas, the following standards shall apply to all development. These requirements shall be in addition to any required project boundary buffers or street buffers (See 6.3).
C.
General
1.
The use of existing trees and vegetation to meet the requirements of this Section is strongly encouraged.
2.
Wherever off-street facilities are provided for parking or any other vehicular uses as provided in this Section, such off-street facilities shall be landscaped in accordance with the landscaping requirements set forth in these zoning regulations; except that single- and two-family residential uses on individually platted lots, and multi-level parking structures shall be exempt from such requirements.
3.
All landscaped areas shall be protected from vehicular encroachment by curbs, wheel stops or other similar devices. Openings may be built into the curbs to allow surface drainage to enter the landscape islands.
Commentary: Other similar devices for landscaped island protection may be considered and approved by the Planning Director. However, railroad ties and landscape timbers are not considered acceptable alternative devices.
4.
With the approval of the Planning Director, grass, gravel, or other permeable surface parking areas may be used.
5.
The use of alternative forms of rigid curbing may be considered with approval of the Planning Director.
D.
Protection of Heritage Trees
Trees considered Heritage Trees shall be protected and preserved in conformance with Section 6.1.4.B, Heritage Trees.
E.
Landscaping Required
1.
Planting Material Standards
See Section 6.1.2.A, Design of Landscaping and Buffers for standards relating to plant types and sizes, and installation and maintenance requirements.
2.
Landscaping Required Prior to Occupancy Permit
Completion of landscape improvements in off-street vehicular facilities is required prior to issuing any final certificate of occupancy for construction subject to this Section. In cases where planting is delayed until the appropriate planting season the applicant may pursue the following actions:
i.
A temporary certificate of occupancy may be issued by the Zoning Administrator. However, no temporary certificate may be issued for a period in excess of six months, unless extended by the Zoning Administrator; and
ii.
The applicant must post a financial guarantee or letter of credit equal to 125% of the value of the required improvements.
3.
Required Interior Landscaping
Each off-street facility for parking or any other vehicular uses shall be constructed so that interior portions of off-street vehicular facilities not utilized specifically as a parking space or maneuvering or other vehicular use area shall not be paved, but shall be landscaped in accordance with this Section.
i.
Each off-street parking facility with 20 spaces or more shall provide one landscaped island for each twenty 20 spaces or fraction thereof.
ii.
For off-site parking facilities with 20 or more parking spaces at least one landscaped island must be located within 150 feet of every parking space.
iii.
Each island shall consist of not less than 144 square feet of unpaved area and have a minimum internal dimension of at least eight feet measured in all directions. Each island shall be planted with a tree at least five feet in height (see Appendix A for a listing of approved trees). The remaining area within a landscaped island shall be surfaced with shrubs, ground cover, grass, or other landscape material (excluding rock).
iv.
Landscaped islands shall be located to divide and break up the expanse of paving and at strategic points to guide traffic flow and direction.
v.
Islands shall be located in such a way to promote the harmonious integration of the parking area into the natural environment.
vi.
Avoid running utility lines and pipes under landscape islands and medians. Utility lines necessary for the operation and maintenance of the parking area (such as irrigation lines, power lines for parking area lighting, and water lines for fire hydrants) are exempt.
4.
Vehicle Encroachment into Required Landscaped Islands
i.
The front of a vehicle may encroach upon any interior landscaped island or walkway when said area is at least four and one-half feet in depth per abutting parking space and protected by curbing. Two feet of such interior landscaped island or walkway may be part of the required depth of each abutting parking space. No tree or shrub more than two feet in height shall be planted within two feet of the edge of the landscape island.
ii.
Curbs shall be installed to prevent vehicles from overhanging on or into adjoining property, or landscaped areas. Where vehicles will overhang over medians or islands, shrubs and trees shall be planted a minimum of two feet from back of the curb. Where alternative parking surfaces are provided the Zoning Administrator may allow wheel stops in place of curbs.
iii.
The front of a vehicle may not encroach within any project boundary or street buffer area.
iv.
If no curb is provided, parking bumpers shall be provided to achieve the same effect.
5.
Relocation of Required Landscaping
In some vehicular use areas, the strict application of this subsection would seriously limit the function of the area, such as vehicle storage/display areas and grass parking areas. In such areas, the Zoning Administrator may approve the relocation of the square footage of required landscape islands and medians, along with the required trees to the perimeter of the parking area.
F.
Maintenance
Required landscaping shall be maintained pursuant to the requirements of Section 6.1.6, Requirements for Maintaining Buffers and Landscaping.