PART 2  OFF STREET PARKING STANDARDSlinklink

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7.4.201: PURPOSE:
7.4.202: GENERAL REGULATIONS:
7.4.203: PARKING SPACE REQUIREMENTS BY USE:
7.4.204: ALTERNATIVE PARKING OPTIONS:
7.4.205: ACCESSIBLE PARKING SPACE REQUIREMENTS FOR THE DISABLED:
7.4.206: GENERAL PROVISIONS, RESTRICTIONS, AND PROHIBITIONS:
7.4.207: PARKING EXEMPT DISTRICTS:
7.4.208: ADMINISTRATIVE RELIEF TO SAVE VALUABLE TREES:

7.4.201: PURPOSE: linklink


The purposes of this part are to ensure the provision, location and design of off street parking areas that accommodate motor vehicles, while supporting the objectives and policies of the Comprehensive Plan, including balancing the needs of pedestrian and transit users with use of the automobile. Parking areas are secondary to the primary land uses on a site. (Ord. 86-124; Ord. 91-30; Ord. 94-107; Ord. 01-42; Ord. 03-157)
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7.4.202: GENERAL REGULATIONS: linklink

The following provisions apply in all zones, except as otherwise specifically mentioned:


A. Applicability: Off street parking and maneuvering areas which conform to this section shall be provided for a newly constructed building or new use on previously vacant land, for all uses in a building which has been enlarged, and for all uses in a building when any use is changed and the newly approved use requires more parking than the previously approved use. The areas outlined in the parking exempt districts, however, are exempted from the provision of the minimum number of off street parking spaces for specific land uses as referenced by this part. Alternative off street parking requirements may be established as a part of an FBZ regulating plan or as provided in section 7.4.204 of this part.


B. Nonconforming Parking: Nonconforming off street parking and maneuvering areas which lawfully existed at the time this part became effective may be continued, except as otherwise provided in this section. Nonconforming parking and maneuvering areas shall not be expanded, enlarged, extended or increased except as otherwise allowed in this part. Additional off street parking may be required whenever the Manager determines that it is necessary to avoid congestion on public streets and for the general safety and convenience of City residents.


C. Plans: Whenever parking is proposed, changed or redesigned under the provisions of this part, the off street parking which conforms to the provisions of this part shall be shown on the site or development plan; a parking plan is not required for interior remodels involving a change of use where the newly approved use requires equal or less parking than the previously approved use.


D. Maintenance: Off street parking and maneuvering areas in conformance with this part shall be permanently maintained with the use to which they relate so long as such use remains.


E. Parking Or Maneuvering Areas Located Within The Public Rights Of Way: Parking or maneuvering areas located within the public rights of way shall not be used to meet off street parking or off street loading requirements.


F. Bench Or Pew Seating: Where parking is determined by the number of seats and continuous seating such as pews or benches is provided, every twenty inches (20") of a pew or bench shall represent one seat. It may be important to note that the Building and Fire Codes calculate occupant loading at a different factor than those given here. Contact the Regional Building Department and/or the Colorado Springs Fire Department to determine the occupant loading factor for seating to satisfy the Building and Fire Code requirements.


G. Paving Of Unpaved Areas: The Manager may require the paving of legal, nonconforming unpaved parking, maneuvering or access areas or automobile display or storage areas for any use except a one-family residence. The requirement to pave shall be made after evaluating such factors as the character of the neighborhood and the amount and type of traffic generated by the use. The Manager shall find and determine that the use of the unpaved area causes air pollution due to blowing dust or adverse drainage conditions or that the use constitutes a nuisance to the residents or occupants of the neighborhood. Paving shall be provided as required by this part. (Ord. 94-107; Ord. 01-42; Ord. 03-157; Ord. 09-50; Ord. 09-75; Ord. 12-76; Ord. 17-8)

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7.4.203: PARKING SPACE REQUIREMENTS BY USE: linklink


A. Minimum Number Of Off Street Parking Spaces: The minimum number of off street parking spaces to be provided for a use is listed in the following table. All parking ratios are based upon the gross floor area contained within the building. When the computation of the required off street parking spaces results in a fraction, the requirement shall be rounded to the nearest whole interval. Fractions of 0.5 or less shall be rounded to the next lowest whole number. Fractions greater than 0.5 shall be rounded to the next highest whole number. Parking amounts required for uses in MU zone districts are subject to the supplemental parking requirements and standards in subsection 7.3.712B of this chapter. Alternative parking requirements may be established as a part of an FBZ regulating plan or as otherwise determined per section 7.4.204 of this part.

The required off street parking spaces for a use which is not specifically listed, shall be determined by the Manager based upon the requirements of other listed similar uses.

MINIMUM OFF STREET PARKING REQUIREMENTS FOR SPECIFIC USES

Use Types   Minimum Required Off Street Parking Spaces
In All Zone Districts, Except As Allowed In
Subsection 7.3.712A Of This Chapter  
Residential use types:    
  Accessory dwelling unit   1 space per dwelling unit  
  Attached dwelling units:    
    Studio or efficiency   1.1 spaces per dwelling unit  
    1 bedroom   1.5 spaces per dwelling unit  
    2 bedrooms   1.7 spaces per dwelling unit  
    3 bedrooms   2.0 spaces per dwelling unit  
    Elderly (60 or over)   0.6 space per dwelling unit  
  Dormitory, fraternity or sorority house   0.5 space per bed  
  Human service establishment:    
    Detoxification center   1 space per 8 beds  
    Domestic violence safe house   1 space per 8 beds  
    Drug and alcohol treatment facility   1 space per 8 beds  
    Family care home   1 space per dwelling unit  
    Family support residence   1 space per 8 beds  
    Human service facility:   1 space per 8 beds  
    Hospice   1 space per 8 beds  
    Human service home   1 space per dwelling unit  
    Human service residence   1 space per dwelling unit  
    Human service shelter:   1 space per 8 beds  
    Large family care home   1 space plus 1 per 8 beds  
    Residential childcare facility   1 space per 8 beds  
  Mobile home   1 space per mobile home space  
  Mobile home park   1 space per mobile home space  
  Multi-family dwelling (see Attached dwelling units)    
  Retirement home   0.6 space per dwelling unit  
  Rooming or boarding house   0.5 space per bed  
  Single-family detached dwelling   1 space per dwelling unit  
Office use types:    
  Call center   1 space per 200 square feet1  
  Financial services; bank, savings and loan, credit union   1 space per 400 square feet1  
  General offices:    
    Administrative, business or professional   1 space per 400 square feet1  
    Telemarketing   1 space per 200 square feet1  
  Live/work structure:    
    Residential portion only   1 space per dwelling unit  
    Nonresidential portion only   The lesser of: 1 space per 300 square feet or 1 space for each nonresident employee  
  Medical offices, labs and clinics   1 space per 200 square feet1  
Commercial use types:    
  Agricultural sales and service, nursery   1 space per 600 square feet for buildings plus 1 space per 2,000 square feet of outdoor storage and display1  
  Automotive and equipment services:    
    Auto service   1 space per 200 square feet1  
    Automotive rentals   1 space per 400 square feet of office space plus adequate space for vehicle storage and display1  
    Automotive repair garage   1 space per 200 square feet of building area plus adequate space for vehicle storage1  
    Automotive sales   1 space per 400 square feet of office space plus adequate space for vehicle storage and display1  
    Automotive storage yard   1 space per 400 square feet of office space1  
    Automotive wash   1 space per bay or stall  
    Body and fender repair services   1 space per 200 square feet of building area plus adequate space for vehicle storage1  
    Construction equipment business   1 space per 400 square feet of office space plus adequate space for vehicle storage1  
    Equipment rental and sales   1 space per 400 square feet of office space plus adequate space for vehicle storage and display1  
    Equipment repair services   1 space per 200 square feet of building area plus adequate space for vehicle storage1  
    Equipment storage yard   1 space per 400 square feet of office space1  
  Bar, tavern or nightclub   1 space per 100 square feet1  
  Bed and breakfast inn   1 space per 2 guestrooms or suites  
  Building maintenance services   1 space per 400 square feet1  
  Business office support services   1 space per 500 square feet1  
  Business park   1 space per 500 square feet1  
  Campground   1 space per 400 square feet of office space1  
  Commercial center:    
    Less than 10 acres   1 space per 250 square feet1  
    10 - 30 acres   1 space per 300 square feet1  
    Over 30 acres   1 space per 300 square feet1  
  Communication services   1 space per 400 square feet1  
  Construction sales and services:    
    Completely enclosed   1 space per 600 square feet1  
    Includes outside activities   1 space per 600 square feet1  
  Consumer convenience services   1 space per 400 square feet1  
  Consumer repair services   1 space per 400 square feet1  
  Data center   1 space per 400 square feet of office space1  
  Exterminating services   1 space per 400 square feet1  
  Food sales:    
    Convenience food sales   1 space per 300 square feet1  
    General food sales   1 space per 300 square feet1  
    Specialty food sales   1 space per 300 square feet1  
  Funeral services   1 space per 4 seats  
  Hookah bar   1 space per 100 square feet1  
  Hotel/motel   1 space per 1 guestroom or suite plus 1 space per 200 square feet of restaurant space plus 1 space per 8 seats of meeting space1  
  Kennels   1 space per 400 square feet of office space1  
  Liquor sales   1 space per 300 square feet1  
  Medical marijuana facility:    
    Medical marijuana center   1 space per 300 square feet - retail, 1 space per 400 square feet - office  
    Medical marijuana infused product manufacturer   1 space per 750 square feet  
  Optional premises cultivation operation   1 space per 5,000 square feet - grow and process, 1 space per 400 square feet - office  
  Miniwarehouses   None, but spaces are required for accessory uses  
  Mixed commercial-residential   See the specific requirements for the commercial and residential uses  
  Mixed office-residential   See the specific requirements for the commercial and residential uses  
  Personal improvement services   1 space per 250 square feet1  
  Personal consumer services   1 space per 400 square feet1  
  Pet services   1 space per 400 square feet1  
  Pharmacy:    
    Office   1 space per 400 square feet1  
    Retail   1 space per 300 square feet1  
  Recreation, commercial:    
    Amusement park   30 spaces per acre  
    Arcade or game room   1 space per 300 square feet1  
    Bowling alley   4 spaces per lane  
    Commercial stables, riding academies and/or corrals   1 space per 5 stalls  
    Golf course   4 spaces per hole  
    Golf driving range   1 space per tee  
    Ice and roller skating rink   1 space per 150 square feet1  
    Miniature golf course   1 space per hole  
    Pool hall   2 spaces per table  
    Racetrack   1 space per 4 seats  
    Shooting range   1 space per firing lane  
    Stadium and/or sports arena   1 space per 4 seats  
    Swimming pool   1 space per 150 square feet of pool area1  
    Tennis, handball or racquetball facilities   3 spaces per court  
    Theater   1 space per 4 seats  
  Recreational vehicle park   1 space per recreational vehicle space  
  Restaurants:    
    Drive-in or fast food   1 space per 100 square feet1  
    Outdoor seating   1 space per 200 square feet1  
    Quick serve   1 space per 100 square feet1  
    Sit down _ served at table   1 space per 100 square feet1  
  Retail, general:    
    Department store, market, etc.   1 space per 300 square feet1  
    Furniture or appliances   1 space per 600 square feet1  
  Sexually oriented business:    
    Bar   1 space per 100 square feet1  
    Retail   1 space per 300 square feet1  
  Surplus sales   1 space per 300 square feet of both outdoor and indoor display area1  
  Teen club/young adult club   1 space per 100 square feet1  
  Veterinary service:    
    Large animal hospitals   1 space per 200 square feet1  
    Small animal clinics   1 space per 200 square feet1  
Civic use types:    
  Administrative and safety services   1 space per 400 square feet1  
  Cemetery   1 space per 400 square feet of office space1  
  Club (membership):    
    Recreational clubs   1 space per 150 square feet1  
    Social clubs:    
    Bar   1 space per 100 square feet plus 1 space per 400 square feet for office and remaining area1  
  Crematory services   1 space per 400 square feet of office space1  
  Cultural services   1 space per 750 square feet1  
  Daycare services:    
    Daycare center   1 space per 400 square feet1  
    Preschool   1 space per 400 square feet1  
  Detention facilities   Per development plan  
  Educational institutions:    
    Charter schools:    
    Elementary or junior high   2 spaces per classroom  
    Senior high   1 space per 4 students  
    College and university   0.5 space per faculty member and employee plus 1 space per 6 students  
    Nonpublic schools:    
    Elementary or junior high   2 spaces per classroom  
    Senior high   1 space per 4 students  
    Proprietary schools   0.5 space per faculty member and employee plus 1 space per 6 students  
    Public schools:    
    Elementary or junior high   2 spaces per classroom  
    Senior high   1 space per 4 students  
  Hospital   2 spaces per bed  
  Maintenance and service facility   1 space per 200 square feet1  
  Public assembly   1 space per 4 seats  
  Public park and recreation services   Determined by Park Board  
  Religious institution   1 space per 4 seats  
  Semipublic community recreation   1 space per 4 seats  
  Social service center:    
    Medical   1 space per 200 square feet1  
    Office   1 space per 400 square feet1  
    Retail   1 space per 300 square feet1  
  Utility facilities   Per development plan  
Industrial use types:    
  Accessory retail sales   1 space per 300 square feet1  
  Construction batch plant   1 space per 750 square feet1  
  Construction or contractor yards   1 space per 750 square feet1  
  Custom manufacturing   1 space per 750 square feet1  
  Garbage service companies   1 space per 200 square feet1  
  General industry:    
    Heavy   1 space per 750 square feet1  
    Light   1 space per 750 square feet1  
  Industrial laundry   1 space per 750 square feet1  
  Junkyard   1 space per 750 square feet1  
  Manufacturing   1 space per 750 square feet1  
  Meatpacking and related industry   1 space per 750 square feet1  
  Mining operations   1 space per 400 square feet of office space1  
  Recycling:    
    Large recycling collection centers   1 space per 1,000 square feet1  
    Recycling processing centers   1 space per 1,000 square feet1  
  Research and development   1 space per 400 square feet1  
  Stockyards   1 space per 400 square feet of office space1  
  Transfer facility   1 space per 1,000 square feet1  
  Truck terminal   1 space per 200 square feet1  
  Vehicle dismantling yard   1 space per 400 square feet of office space1  
  Warehouse   1 space per 1,000 square feet1  
  Warehousing and distribution   1 space per 1,000 square feet1  
Parking use types:    
  Parking lot/surface parking   Per development plan  
  Parking structure   Per development plan  
Transportation use types:    
  Aviation facilities   Per development plan  
  Railroad facilities   Per development plan  
  Transit station   Per development plan  
  Transportation terminal   Per development plan  
Agricultural use types:    
  Community gardens   None  

Note:
1. Square footage is based off the gross floor area within a particular business.


B. Mixed Uses: In the case of mixed uses (i.e., restaurant and hotel) and uses with two (2) or more different functional areas (i.e., warehouse with office, dining area within a convenience food store), the total requirement for off street parking spaces shall be the sum of the requirements for each of the various uses.


C. Commercial Centers: The commercial center parking space requirements listed in subsection A of this section shall apply regardless of the mix or number of different uses within the commercial center, when one of the following conditions exists:

1. The commercial center is specifically identified on the development plan as the approved land use;

2. A commercial development not specifically identified as a commercial center on the development plan is subsequently defined as a commercial center per subsection 7.2.302C9 of this chapter;

3. When evidence of common parking, access, and/or maneuvering agreements are provided; or

4. All common parking, access, and maneuvering areas are located on one lot and accessible to all tenants.

Freestanding buildings with one or two (2) uses within a commercial center shall provide parking spaces for the use(s) required based upon the approved use(s) and not be included as part of the overall center parking calculations.


D. Repair Bays: Within an automobile service station, repair garage, or other similar use repair bays shall not be counted as part of the required off street parking spaces.


E. Drive-Up Restaurant Parking: For restaurant types where food is ordered from, delivered to and consumed within a vehicle, the parking requirements shall be based upon the gross floor area of the building in which the food is prepared as well as the area of the parking stalls designed to accommodate in-vehicle food consumption.


F. Exception: Except as noted below, the City's parking requirements shall apply to TNDs: In neighborhood centers and for multi-family developments, directly adjacent on street parking may be counted toward meeting the minimum requirements of those neighborhood centers or multi-family developments. The provision of on site parking spaces shall not exceed one hundred twenty five percent (125%) of the minimum parking requirements as specified in this Zoning Code. Where shared parking is used, a shared parking and cross access agreement shall be recorded. Where shared parking is used, the parking requirements for those uses may be reduced a maximum of twenty percent (20%). (Ord. 86-124; Ord. 91-30; Ord. 94-107; Ord. 01-42; Ord. 02-97; Ord. 02-125; Ord. 02-153; Ord. 03-157; Ord. 06-55; Ord. 09-50; Ord. 09-74; Ord. 09-75; Ord. 10-107; Ord. 12-66; Ord. 17-8)

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7.4.204: ALTERNATIVE PARKING OPTIONS: linklink


A. Purpose: If the conditions of this section are met, the minimum off street parking requirements in section 7.4.203 of this part may be adjusted.

Adjustments to the minimum off street parking requirements may be requested as part of a new or amended development plan. Adjustments to the minimum off street parking requirements will not be considered in conjunction with a request for administrative relief for off street parking. The minimum number of off street parking spaces to be provided for single-family detached residences may not be adjusted.


B. On Street Parking Credit: If the conditions of this subsection B are met, the Manager may count certain on street parking spaces as off street parking spaces for purposes of the minimum off street parking requirements in section 7.4.203 of this part.

1. Conditions For On Street Parking Credit: The Manager may count immediately adjacent on street parking in determining whether the minimum off street parking requirements for a particular proposed use have been met if all of the following conditions are satisfied:

a. The City street immediately adjacent to the subject property allows on street parking; and

b. The subject property has a minimum lot width of thirty feet (30') adjacent to the street containing the on street parking spaces; and

c. The scope, scale and other characteristics of the proposed use(s) are such that counting on street parking toward the minimum off street parking requirement would not generate significant off site impacts upon neighboring properties.

2. On Street Parking Credit Submittal Requirements: Requests for on street parking credit shall be made as part of the project statement for a submitted new or amended development plan. The request for on street parking credit shall provide the following information:

a. A written project statement detailing the request addressing how the site meets the applicable conditions; and

b. A parking plan showing the calculations of the required number of parking spaces including the on street parking spaces, dimensions and locations of all on site parking spaces, including drive aisles and abutting alley width, if applicable, and an on street parking analysis that describes local on street demand, the potential off site impacts that would result from granting the on street parking credit request, and the overall appropriateness of the request; and

c. A statement that a formal written parking evaluation would reveal that additional on site parking is not available and/or not feasible.

3. Use Of On Street Parking: On street parking spaces shall be used for vehicular parking only. No sales, rental, storage, repair, servicing of vehicles, equipment or materials, dismantling, or other activities shall be conducted or located in such areas. On street spaces cannot be designated as private or reserved for the adjacent use.


C. Reduction In Minimum Parking Space Requirement: In lieu of or in addition to on street parking credit, if the conditions of this subsection C are met the Manager may approve a reduction in the minimum number of off street parking spaces for a particular use associated with a specific application in any zone district:

1. Conditions For Reduction: If the applicant demonstrates one or more of the following conditions, the Manager may reduce the minimum number of off street parking spaces required for a particular use in section 7.4.203 of this part for a new or amended development plan submittal:

a. The subject property is located within four hundred feet (400') by direct pedestrian access of a public transit stop;

b. The subject property is located within four hundred feet (400') by direct pedestrian access of a designated bike route or City trail;

c. The subject property is located within four hundred feet (400') by direct pedestrian access of a City or privately owned parking lot or parking ramp that has publicly available parking spaces; and/or

d. That parking requirements for the use(s) are satisfied by a shared parking arrangement, subject to the following:

(1) The shared parking arrangement must be memorialized in a written agreement that provides for shared parking and access and the writing is recorded in the office of the county clerk and recorder.

(2) The location of the shared parking is on a parcel or parcels adjacent to the subject property within four hundred feet (400') by direct pedestrian access.

The Manager may reduce the minimum on site parking requirement by five percent (5%) for each of the conditions in subsections C1a, C1b, and C1c of this section. The Manager may reduce the minimum on site parking requirement by up to twenty percent (20%) for approved shared parking arrangements under subsection C1d of this section. The maximum reduction of the minimum on site parking requirement allowed under this subsection is thirty five percent (35%).

2. Additional Considerations: In addition to the conditions contained in subsection C1 of this section, the Manager may consider the following additional factors in determining whether a parking requirement reduction is appropriate for a given use(s):

a. The scope, scale and other characteristics of the proposed use(s) are such that granting the parking requirement reduction would not generate significant off site impacts upon neighboring properties; and

b. The parking requirement reduction will not limit the use of the subject property.

3. Additional Requirements: In granting a reduction of the minimum off street parking requirements, the Manager may require one or more of the following:

a. Modifications to the new or amended development plan to include bicycle parking/racks to provide for a minimum of one bike rack that can accommodate a minimum of five (5) bikes for every ten (10) required parking stalls be provided.

b. Modifications to the new or amended development plan to include one or more motorcycle designated stalls (dimensions of stalls to be determined with review).

Up to four (4) motorcycle parking spaces may be permitted in lieu of two (2) standard parking spaces and may count toward the required total parking. A minimum of five (5) parking spaces shall be provided before any motorcycle spaces can replace a required parking space.

c. Improvements within the public right(s) of way to better accommodate either on street parking or pedestrian access, which may include curb and gutter, sidewalk or other improvements that the City's Engineering Department determines to be necessary.

d. A formal analysis/evaluation of the existing on site parking configuration to determine if the site can accommodate additional parking and/or if parking can be reconfigured to maximize on site parking availability. If additional parking can be provided through a reconfiguration, it may be made a condition of approval of the requested parking reduction.


D. No Changes To Use: A development plan amendment shall be required prior to any change in use of the subject property that would result in increased parking demand for any property which was granted an alternative parking adjustment. (Ord. 17-8)

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7.4.205: ACCESSIBLE PARKING SPACE REQUIREMENTS FOR THE DISABLED: linklink


A. Dimensions: The minimum width of an accessible parking space shall be eight feet (8') with an adjacent accessible aisle with a minimum width of five feet (5'). The minimum width of a "van accessible" parking space shall be eight feet (8') if served by an adjacent accessible aisle which has a minimum width of eight feet (8') or eleven feet (11') if served by an adjacent accessible aisle which has a minimum width of five feet (5'). Two (2) accessible parking spaces may share a common aisle. Access aisles shall not contain built up curb ramps. Except as otherwise provided in this subsection, van accessible parking spaces, access aisles and vehicular routes serving them shall have a vertical clearance of at least ninety eight inches (98"). Where required, van accessible spaces located within private garages of attached dwelling unit, multi-family dwelling, dormitory, fraternity or sorority house, retirement home, rooming or boarding house, religious institution, single-family detached, accessory dwelling unit, and two-family dwelling uses and the access aisles, vehicular routes, and entrances serving them shall have a vertical clearance of at least eighty four inches (84"). The length of an access aisle shall be the full length of the parking spaces served as shown in the following pictures:








B. Number Required:

1. Where parking is required under this part and except as otherwise provided in this subsection, accessible parking spaces shall be provided in accordance with the table below. Spaces required by this section shall count toward fulfilling off street parking requirements. One in every six (6) accessible parking spaces with a minimum of one shall be van accessible.

Number Of Parking
Spaces Provided  
Number Of Accessible
Spaces Required  
Number Of Van Accessible Spaces Required  
1 - 25   1   1  
26 - 50   2   1  
51 - 75   3   1  
76 - 100   4   1  
101 - 150   5   1  
151 - 200   6   1  
201 - 300   7   2  
301 - 400   8   2  
401 - 500   9   2  
501 - 1,000   2 percent of total   1/6 of number of accessible spaces required  
1,001 and over   20 plus 1 for each 100 over 1,000   1/6 of number of accessible spaces required  

2. At least two percent (2%), but not less than one, of each type of parking space provided for attached dwelling unit, multi-family dwelling, dormitory, fraternity or sorority house, retirement home, rooming or boarding house, religious institution, single-family detached, accessory dwelling unit, and two-family dwelling uses shall be accessible.

3. At least ten percent (10%), but not less than one, of patient and visitor parking spaces provided to serve hospital outpatient facilities shall be accessible.

4. At least twenty percent (20%), but not less than one, of the patient and visitor parking spaces provided to serve human service facilities specializing in treating conditions that affect mobility and outpatient physical therapy facilities shall be accessible.

5. This subsection does not apply to parking spaces used exclusively for buses, trucks, delivery vehicles, law enforcement vehicles or vehicular impound provided that lots are accessed by the public are provided with an accessible passenger loading zone.

6. Single-family and multi-family developments with four (4) units or less are not required to provide accessible spaces.


C. Location:

1. Except as otherwise provided in this subsection, accessible parking spaces shall be located so as to provide the shortest accessible route to an accessible building entrance unobstructed by curbs, ingress/egress lanes or other obstacles. Where buildings have multiple accessible entrances with adjacent parking, accessible parking spaces shall be dispersed and located near the accessible entrances. In parking facilities that do not serve a particular building, accessible parking spaces shall be located on the shortest route to an accessible pedestrian entrance to the parking facility. Route of travel from accessible parking spaces shall not require persons to move in vehicle circulation paths unless all or a portion of the vehicular circulation path is provided for pedestrian travel such as within a shopping center or shopping mall parking lot.

2. In multilevel parking structures, van accessible parking spaces are permitted on one level.

3. Accessible parking spaces shall be permitted to be located in different parking facilities if substantially equivalent or greater accessibility is provided in terms of distance from an accessible entrance or entrances, parking fee and user convenience.


D. Curb Ramps And Accessible Routes: Curb ramps and accessible routes shall be provided which allow unobstructed travel from an accessible parking space to the accessible building entrance. Parked vehicle overhangs shall not reduce the clear width of an accessible route. Parking spaces and access aisles shall be level with surface slopes not exceeding one to fifty (1:50) (2 percent) in all directions.


E. Markings: Accessible parking spaces shall be marked with four inch (4") lines. Access aisles shall be outlined and diagonally striped at forty five degree (45°) angles in a contrasting color such as yellow, white, or blue so as to discourage parking in them.


F. Signs: Except as otherwise provided in this subsection, each accessible parking space shall be designated as reserved by a sign showing the International Symbol of Accessibility. Van accessible spaces shall have an additional sign containing the designation, "van accessible", mounted below the symbol of accessibility. Each accessible parking space sign shall be no smaller than eighteen inches (18") tall by twelve inches (12") wide. Each van accessible sign shall be no smaller than six inches (6") tall by twelve inches (12") wide. Signs shall be located at the head of the space with the bottom of the sign(s) between five feet (5') and seven feet (7') above the finish floor or ground surface. Access aisles should post "Wheelchair Access Aisle Absolutely No Parking" signs which block neither the access aisle nor any related accessible route. The signs may either be wall mounted or freestanding. These sign requirements shall not apply where four (4) or fewer parking spaces are provided on a site. (Ord. 94-107; Ord. 01-42; Ord. 02-110; Ord. 12-76; Ord. 17-8; Ord. 19-12)

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7.4.206: GENERAL PROVISIONS, RESTRICTIONS, AND PROHIBITIONS: linklink


A. Automobile Display Or Storage Areas: Required parking, maneuvering, or access areas shall not be used for display or storage of automobiles. Display or storage areas shall be delineated on required plans.


B. Backing Across Property Lines: No parking space shall be permitted where the unparking vehicle must be backed across any property line adjacent to a public right-of-way except for the following:

1. Within a TND Zone,

2. For single- and two-family residences, or

3. Parking space is perpendicular to a City alley. The unparking vehicle may back across a public right-of-way if approved by the Manager and the parking meets the following standards:

a. The parking space does not cross over an existing public sidewalk, and

b. The property owner has no other viable means to provide the required off street parking spaces.


C. Compact Spaces: Up to forty percent (40%) of the required off street parking spaces may be compact spaces. However, there shall be no limit on the number of compact spaces which may be provided as additional or surplus parking. Dimensions for compact spaces are shown in the following table of this section. Compact spaces shall be designated as such. An exception to the forty percent (40%) provision is listed in this part.


D. Dimensional Requirements: Dimensions of all parking or maneuvering areas in open parking lots and inside structures or garages shall be provided, except for accessible parking spaces for the disabled which shall be provided as described in this part. The access aisle shall have slope requirements of no greater than one-fourth inch (1/4") rise per foot of run (1:48). The paved depth of parking spaces may be decreased by the overhang dimensions indicated in the following sections, providing that the following conditions are met:



A   B   C   D   E   F   G   Compact Spaces  
Parking
Angle  
Width Of
Space  
Depth
Of Space  
Width Of
Two-Way
Aisle  
Width Of
One-Way
Aisle  
Depth Of
Interlocking
Spaces  
Depth Of
Overhang  
B   C   F   G  
0°   9   22   20   12   18   0   8   20   16   0  
30°   9   17   *   12   26   1.5   8   15   23   1.5  
45°   9   19   20   12   32   1.5   8   17   29   1.5  
60°   9   20   20   16   35.5   2   8   18   32   2  
75°   9   19.5   22   18   37   2   8   17.5   33   2  
90°   9   18   24   24   36   2   8   16   32   2  

Note:
 * Not allowable.

1. No sidewalk shall be decreased to less than four feet (4') in width by use of a vehicle overhang. No overhang is permitted into a sidewalk that is located within a public right of way.




2. No required landscaped area shall be reduced by use of an overhang.


E. Driveways:

1. Uses Other Than A One- Or Two-Family Dwelling: Any driveway providing access to a parking area for a use other than a one-family or two-family residence shall be a minimum of twenty feet (20') in width where two-way traffic is allowed and a minimum of twelve feet (12') in width where one-way traffic is allowed. A driveway aisle for miniwarehouse or self-storage facilities shall be a minimum width of twenty four feet (24'); where storage units are on one side of the aisle only, the aisle may be twenty feet (20') in width. Location, design and width of any driveway that intersects with a public street shall be subject to the specifications as outlined in the Department of Transportation policy and design standards. Where driveways are used to satisfy City Fire Code regulations for Fire Department vehicular access, additional widths, turning radius, and structural design features are often required. Contact the Colorado Springs Fire Department to determine their distinctive requirements.

2. One- Or Two-Family Dwelling Units: Where driveways are used to satisfy City Fire Code regulations for Fire Department vehicular access, additional widths, turning radius, and structural design features are often required. Contact the Colorado Springs Fire Department to determine their distinctive requirements.

a. Lot Coverage:

(1) On lots with widths (at the front setback line) of less than seventy five feet (75') no more than forty five percent (45%) of the required front yard, as measured from the front lot line to the front setback line, shall be used as driveway or parking area.

(2) On lots with widths (at the front setback line) of seventy five feet (75') or greater no more than forty percent (40%) of the required front yard, as measured from the front lot line to the front setback line, shall be used as driveway or parking area.

b. Circular Driveways: Circular driveways shall conform to the following standards:

(1) The two (2) drive ingress/egress points shall be separated by a minimum of thirty feet (30'), at their closest points measured at the property line.

(2) The edge of the drive pavement at the point where it intersects with the street shall be located no closer than fifteen feet (15') from the adjoining property line.




(3) In areas subject to the hillside overlay, circular driveways shall be allowed if they do not result in a loss of significant vegetation and/or natural features. In administering this standard, consideration shall be given to quantity of loss compared to the vegetation/natural features which will remain on the lot or project area. Consideration shall also be given to conformance with the hillside overlay development review criteria as set forth in article 3, part 5 of this chapter.

c. Driveway Width: Driveway width shall not exceed twenty four feet (24') at the front property line.

d. Driveway Depth: The minimum driveway depth on a lot zoned R-estate, R-1 9000, R-1 6000, R-2, R-5, SU or with a design flexibility overlay zone (DFOZ) shall be twenty feet (20') to provide proper clear distance for vehicles when parked on private property. The point of measurement beginning from either:

(1) The front property line of the subject lot to a distance twenty feet (20') into the property; or

(2) From the nearest edge of sidewalk closest to the home in situations where the sidewalk is located on private property within a sidewalk easement.

e. Administrative Relief: Administrative relief from this subsection E may be requested in accord with article 5, part 11 of this chapter.


F. Garage Setback: A detached or attached garage where the doors providing vehicular access are adjacent to an alley or access easement shall be required to have a minimum setback of ten feet (10') from such alley or access easement or meet the zone district minimum setbacks, whichever is greater. This ten foot (10') setback shall not apply in the TND zone. See article 3, part 9 of this chapter for specific standards.





G. Parking Landscaping:

1. Required Trees: In a parking lot with fifteen (15) or more spaces which is not inside a garage, one tree of a type suitable for parking lots shall be provided for every fifteen (15) vehicular parking spaces. For compliance with this section, in an automobile sales business, every two hundred fifty (250) square feet of area used for display or storage shall represent one parking space. The tree types and minimum planter sizes shall be consistent with the landscape policy manual prepared by the Community Development Department. The required trees may be clustered but shall be located to divide and break up expanses of paving and long rows of parking spaces and to create a canopy effect in the parking lot. In order to be considered within the parking lot, the trees must be located in planters that are bounded on at least three (3) sides by parking lot paving; only trees in landscaped "islands" or "fingers" can count toward the parking lot tree requirement. Planters shall be of sufficient size and design to accommodate the growth of the trees and to prevent damage to the trees by vehicles. Administrative relief of the requirements of this subsection may be requested.

2. Required Screening: Open parking spaces except in one-family and two-family residential projects in any zone district shall be screened from view from adjacent properties and streets to an eventual minimum height of three feet (3') by the use of berms and/or plantings. A minimum of two-thirds (2/3) of the affected street frontage or property boundary, but not counting intersecting driveways, must have the required screen. The maximum spacing of plants to achieve an acceptable screen and the maximum acceptable grades for screening areas such as sodded berms and planting beds shall be consistent with the landscape policy design manual prepared by the Community Development Department. Structures such as decorative walls or fences may be approved through an administrative relief request if the Manager finds that:




a. The structures avoid a blank and monotonous appearance by such measures as architectural articulation and the planting of vines, shrubs or trees; or

b. The total use of berms and/or plantings is not physically feasible; or

c. The structures attractively complement the use of berms and/or plantings.

The maximum spacing of plants to achieve an acceptable screen and the maximum acceptable grades for screening areas such as sodded berms and planting beds shall be consistent with the landscape policy design manual prepared by the Community Development Department.

Administrative relief from the requirements of this subsection may be requested according to article 5, part 11 of this chapter.


H. Lighting: Lights used for illumination of parking areas and driveways shall be directed away from adjacent properties and rights of way so as to confine direct rays to the site.





I. Loading Spaces And Areas: For any industrial use, off street loading spaces and maneuvering areas shall be provided on the same lot in accord with the schedule listed below. Maneuvering or access areas may be located on adjacent lot(s) as long as a recorded document is provided for common use and maintenance.

Square Footage Of Building     Number Of Spaces  
     
Up to 3,000     0  
3,001 to 20,000     1  
20,001 to 80,000     2  
80,001 to 140,000     3  
For each additional 100,000     1 additional  

The minimum dimensions of an off street loading space are twelve feet (12') wide by forty feet (40') long, with a minimum vertical clearance of fourteen feet (14'). A minimum maneuvering aisle width of forty feet (40') shall be provided behind the off street loading space.





J. Parking Location: Unless placed in a tract for common use, all required off street parking spaces shall be located on the same lot as the use. Access or maneuvering areas may be located on adjacent lot(s) only if a recorded document is provided for common use and maintenance. The easement or tract shall be established by a statement on the recorded plat or separate recorded document. The recorded documents shall state that the easement or tract is to be used and maintained by all the lot owners within the development.

No part of the off street parking or maneuvering area for any use, except one-family or two-family dwellings, shall be located in any portion of any required front landscape setback. In the R, R-1 9000, R-1 6000, and R-2 zones, the parking lots for religious institutions shall have a minimum front setback of twenty five feet (25'). Driveways may cross the required front yards to provide access for off street parking or loading requirements.


K. Paving: The surface of all parking spaces, drives, aisles, maneuvering and automobile outdoor sale and/or rental display or storage areas shall be paved. For the purpose of this section, "paving" shall mean covered with semipermeables, asphalt, concrete, brick, pavers, or other similar surfaces which may be approved by the Manager.

Driveways and parking areas for single-family dwellings shall be surfaced with semipermeables, asphalt, concrete, brick, pavers, crushed stone or other similar surfaces which may be approved by the Manager.


L. Perimeter Enclosures: Except for parking areas provided for one-family or two-family residences, the perimeter of all parking, maneuvering, driveways, and automobile display or storage areas shall be enclosed by a permanent wall, fence, curb, or wheel or bumper barrier. The barrier must be a minimum of four inches (4") in height. A discontinuous barrier may be used as long as the horizontal separation between barriers does not exceed four feet (4').


M. Signs: Directional signs for parking, maneuvering or drive areas are subject to the provisions of part 4 of this article.


N. Striping: Except for parking spaces for one-family or two-family residences, all parking spaces shall be clearly delineated or striped and the striping shall be maintained so it is visible. Striping shall not be required for automobile display or storage areas.


O. Stacking Lanes For Drive-Through Facilities: Automobile stacking lanes for drive-through uses shall be provided according to the following:

1. Restaurants shall provide ninety feet (90') behind each order and pick up window, or if the functions are separated, thirty feet (30') behind an order board, and sixty feet (60') behind the pick up window.




2. Financial institutions and/or financial transaction facilities (i.e., bill payment windows) shall provide seventy feet (70') behind each window or transfer facility. Where more than one window or transfer facility is provided, the stacking lanes may be distributed in twenty foot (20') increments among the various lanes as long as no lane is less than thirty feet (30') in length.

3. A car wash shall provide forty feet (40') behind each bay or stall.




4. The minimum width of a drive-through lane shall be eight feet (8').

5. Required drive-through stacking lanes shall not intersect with pedestrian access to a public entrance of a building.

6. Each drive-through lane shall be striped, marked or otherwise distinctly delineated.

7. Driveways in conformance with this section shall be provided to all stacking lanes.


P. Tandem Parking: A parking space that is blocked by a tandem parking space shall not count toward fulfilling off street parking requirements. A tandem parking space is a parking space located so that it abuts a second parking space such that vehicular access to that second space can only be made through the abutting (tandem) space. An exception to this provision is listed in this part. (Ord. 86-124; Ord. 86-229; Ord. 89-4; Ord. 91-30; Ord. 91-160; Ord. 94-107; Ord. 95-143; Ord. 00-11; Ord. 01-42; Ord. 02-153; Ord. 03-122; Ord. 03-157; Ord. 04-111; Ord. 08-44; Ord. 09-74; Ord. 09-75; Ord. 09-80; Ord. 12-76; Ord. 17-8)

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7.4.207: PARKING EXEMPT DISTRICTS: linklink

The areas described below are exempted from the provision of the minimum number of off street parking spaces for specific uses as required by this part.


A. Central Business District: Bounded on the north by Bijou Street, the east by the alley between Weber Street and Wahsatch Avenue, the south by Cucharras Street and the west by the railroad right of way.





B. Old Colorado City District: The area bounded on the north by the south line of West Pikes Peak Avenue, on the south by the north line of West Cucharras Street, on the east by the west line of South 24th Street, and on the west by the east line of 26th Street. The district also includes the half block bounded at the west by the east side of South 27th Street, bounded at the north by the south line of the alley between West Colorado Avenue and West Pikes Peak Avenue, the half block bounded at the south by the north line of the alley between West Colorado Avenue and West Cucharras Street, and at the east by the east side of South 26th Street.




(Ord. 94-107; Ord. 01-42; Ord. 16-84; Ord. 17-8)
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7.4.208: ADMINISTRATIVE RELIEF TO SAVE VALUABLE TREES: linklink

The purpose of this section is to provide flexibility in the application of parking requirements and design guidelines for use when strict application of the parking regulations will require the removal of existing valuable trees. The City recognizes that healthy, mature trees provide important visual and environmental contributions to neighborhoods; that a long amount of time was required to establish the large, mature trees; and that the tree's value is not easily replaced if it is removed or destroyed.


A. Application: A written request for administrative relief in conformance with this Zoning Code shall be submitted. The request shall also include a parking lot plan which shows the layout of spaces, aisles and access points and the location, size and species of the trees to be saved.


B. Findings Necessary To Grant Administrative Relief: In addition to making the findings required in the administrative relief regulations listed in this Zoning Code, the representative from the Community Development Department must also make all of the following findings in order to grant administrative relief:

1. The strict application of parking requirements and design guidelines listed in this section will cause the removal or destruction of an existing valuable tree.

2. The applicant is not proposing the most intensive use allowed in the zone. Other uses requiring fewer off street parking spaces are permitted so the applicant has reasonable use of the property. The level of intensity is determined by the off street parking space ratio listed in this part.

3. The City Forester has determined that:

a. The tree is healthy; and

b. The tree is of high value and/or rare; and

c. The diameter at breast height (dbh) is a minimum of eight inches (8"); and

d. Necessary measures needed to assure continued tree health will be used in the site design.

4. The Traffic Engineer has determined that the surrounding property will not be adversely impacted by the reduction of the number of required off street parking spaces.

5. The intent of the Zoning Code is preserved.


C. Administrative Relief That May Be Granted:

1. In order to provide greater flexibility in satisfying parking requirements to save valuable trees, the following administrative relief may be granted:

a. The prohibition against backing across a property line may be waived for those parking spaces accessed from an alley if the unparking vehicle is clearly visible from both alley directions.

b. One hundred percent (100%) of all required off street parking spaces may be compact spaces.

c. The prohibition against tandem parking spaces fulfilling off street parking requirements may be waived.

2. If the relief permitted under subsections C1a, C1b and/or C1c of this section is insufficient to preserve the valuable tree(s), a reduction of up to twenty percent (20%) of the minimum number of off street parking spaces required by this part may be permitted if necessary to save the valuable tree(s).


D. Appeals: A decision of the Community Development Department may be appealed in conformance with the administrative relief regulations listed in this Zoning Code. (Ord. 87-133; Ord. 91-30; Ord. 94-107; Ord. 01-42; Ord. 09-80; Ord. 17-8)

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