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Home My WebLink AboutP & Z Packet - September 26th City of Cape Canaveral PLANNING & ZONING BOARD REGULAR MEETING CITY HALL ANNEX 111 POLK AVENUE SEPTEMBER 26, 2007 AGENDA 7:30 P.M. Call to Order Roll Call NEW BUSINESS 1. Approval of Meeting Minutes: September 12, 2007. 2. Discussion Re: Amending Section 110-491 to include Parking Requirements for Resort Dwelling Units. OPEN DISCUSSION ADJOURN Pursuant to Section 286.1015, F.S., the City hereby advises the public that: If a person decides to appeal any decision made by the Planning and Zoning Board with respect to any matter rendered at this meeting, that person will need a record of the proceedings, and for such purpose that person may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. This notice does not constitute consent by the City for the introduction or admission into evidence of otherwise inadmissible or irrelevant evidence, nor does it authorize challenges or appeals not otherwise allowed by law. This meeting may include the attendance of one or more members of the Cape Canaveral City Council, Board of Adjustment, Code Enforcement and/or Community Appearance Board who mayor may not participate in Board discussions held at this public meeting. Persons with disabilities needing assistance to participate in any of these proceedings should contact the City Clerk's office at 868-1221,48 hours in advance of the meeting. 105 Polk Avenue · Post Office Box 326 · Cape Canaveral, FL 32920-0326 Telephone: (321) 868-1222 · SUNCOM: 982-1222 · FAX: (321) 868-1247 www.myflorida.com/cape · email: ccapecanaveral@cfl.rr.com Meeting Type: Planning & Zoning Meeting Date: 9/26/07 AGENDA Heading Discussion Item #2 No. AGENDA REPORT PLANNING & ZONING BOARD THE CITY OF CAPE CANAVERAL SUBJECT: Review and Recommend Amending Parking Requirements (Section 110-491) to include Resort Dwelling Units DEPT. /DIVISION: Building Department Requested Action: Review and recommend comments to City Council on proposed change to Section 110-491 to include parking requirements for resort dwelling units. Summary Explanation & Background: This is a request to re-evaluate resort dwelling units to consider parking requirements. This is to address the perceived lack of parking for resort units when compared to current parking requirements. This issue was also discussed at the July 25th P&Z meeting. Attached are several local examples how resort parking is assessed by other jurisdictions. I I I i i I I I E,Mbit, Attaoboo, I I I 1) Staff Report Planning Official's Office Department PLANNING & ZONING BOARD MEETING MINUTES SEPTEMBER 12, 2007 A Regular Meeting of the Planning & Zoning Board was held on September 12, 2007, at the City Hall Annex, 111 Polk Avenue, Cape Canaveral, Florida. Chairperson Bea McNeely called the meeting to order at 7:30 p.m. The Secretary called the roll. MEMBERS PRESENT Bea McNeely Chairperson Lamar Russell Vice Chairperson John Fredrickson Donald Dunn Harry Pearson John Johanson 1 st Alternate Ronald Friedman 2nd Alternate OTHERS PRESENT Robert Hoog Mayor Pro Tern Shannon Roberts Council Member Buzz Petsos Council Member Kate Latorre Assistant City Attorney Todd Peetz City Planner Susan Chapman Secretary NEW BUSINESS 1. Ap~r~"al ~+ ~lIe~t:~~ ~1:nutes' Au~u~~ ",.., ""('\0"'7 fJ VV I VI VI I:: 1111..1 V I I . 1..1 ~l ~~. ~u (. Motion by Donald Dunn, seconded by Harry Pearson, to approve the meeting minutes of August 22,2007. Vote on the motion carried unanimously. 2. Recommendation to City Council Re: Casa Esperanza - Final Replat. (331. 333 & 335 Fillmore Avenue) - Section 23, Township 24 South. Ranqe 37 East, Replat of a Poriion of Lot 7 & All of Lot 8. Block 58. Avon by the Sea Subdivision - John Johanson, Applicant. (Postponed @ Previous Meetinq). Mr. Johanson declared a conflict of interest. Todd Peetz, City Planner, reported that since the previous meeting, Mr. Johanson had provided a sample of protective covenants. Kate Latorre, Assistant City Attorney, verified that she had no concerns with the reviewed sample, although the covenants need to be updated to reflect this project. Planning & Zoning Board Meeting Minutes September 12, 2007 Page 2 Mr. Johanson, Applicant, advised that there would be a party wall agreement, but he did not believe it was required by code. Kate Latorre advised that a party wall agreement was a part of the protective covenants; they were required because they would need to be recorded and run with the property. The Board reviewed city code Sections 110-377, 98-41, and 98-59. Following discussion of the code sections, Mr. Johanson commented that he was not convinced that the documents were required. He stated that he was not going to do something that was not required by the code; however, he was going to record a party wall agreement similar to what was in the Board's packet. Vice Chairperson, Lamar Russell, advised that the code should be specific and spell-out what the owner(s) responsibilities were for the common elements. Todd Peetz announced that the Board would be discussing the replat process at the next meeting. Ron Friedman commented that the P & Z Board needs to use common sense to protect the life, safety, and welfare of the citizens. John Johanson rebutted that there were no life, safety, or welfare issues. Sandra Butler, citizen, commented that people who buy town homes and not condominiums do so because they don't want to live in a place where there are specific rules and regulations that they are made to foliow. Motion by Harry Pearson, seconded by Lamar Russell to recommend approval of '- ... - . . the Casa Esperanza Final Replat to City Council, with the condition that a party wall agreement be recorded. Vote on the motion carried unanimously. 3. Recommendation to City Council Re: Dedication of a 10.00 ft. Wide Sanitary Sewer Easement at the Mermaid Kev Revised North Parcel. Todd Peetz, City Planner, clarified that the requested action for this agenda item was to recommend approval of a new proposed dedication for the easement at the Mermaid Key project. The Board members reviewed the proposed dedication. Brief discussion followed. Motion by Chairperson McNeely, seconded by Harry Pearson to recommend approval. Vote on the motion carried unanimously. Planning & Zoning Board Meeting Minutes September 12, 2007 Page 3 4. Presentation & Discussion Re: Mixed Use - Chris Keller for Miller Leqq. Chris Keller, Presenter, explained to the Board that they would be entertaining a mixed use concept, in a neutral environment, without being driven by a developer. Mr. Keller began his power point presentation for mixed use development, which included: what it was; the history; benefits; considerations for the Board; and examples & elements. Mr. Keller's presentation on the history of mixed use included: examples of agrarian communities and rural villages, pre-industrial and industrial, land use segregated as a result of the industrial age, and modern residential areas with segregated uses. Mr. Keller explained that mixed use development encourages a variety of complementary land uses, and included: a reduction of auto trips, increased social interaction, synergy/critical mass, quality development, enhanced economic investment and increased tax base. Mr. Keller advised that mixed use would benefit the city by including choices of workability such as: transportation, housing choice, consumer choice, urban renewal, aesthetics, amenities, synergy, design flexibility, financial feasibility. He noted that while mixed use development had many benefits, such as preser/ation of undeveloped or environmentally sensitive land; some dravvbacks did exist, which should be considered as follows: the residential component of mixed use development was often best suited for those who enjoyed public rather than private amenities, including community pools or playgrounds; some consumers preferred Ubig boxu retailers, such as \^/al-mart, instead of corner stores even though big box retailers often have negative connotations. Mr. Keller explained that special considerations should include: crime, parking, greater traffic congestion, design and architecture reflecting the community's image, and building height. Mr. Keller encouraged the city to ask questions before approving mixed use such as: was the proposed development consistent with the vision and culture of the community; was it taking into account the highest and best use of the property; was it legally permissible, physically possible, and financially feasible; what economic benefits or incentives were available to the developer through the project to enable him/her to give the city a product it desired. Planning & Zoning Board Meeting Minutes September 12, 2007 Page 4 Mr. Keller gave examples and elements of mixed use, such as: flexible setbacks, combination of residential and retail, traffic calming with on-street parking, off- street parking, narrow lane widths, and dedicated bike lanes, parking in the rear of buildings, sidewalks and open areas being pedestrian oriented with plazas, fountains, and public spaces. Following Mr. Keller's presentation, discussion was held regarding redevelopment; existing mixed use developments within the state; minimum acreage; height; benefits; the city maintaining it's current density, intensity, and height; encouraging mixed use in centrally located areas; and the possibility of mixed use on certain properties throughout the city. Comments from the audience regarding mixed use included: the desirability for mixed use; preserving Astronaut Blvd. for solely commercial uses; encouraging commercial, retail, and residential areas along N. Atlantic Avenue; vacancy rates and turn-over of mixed use developments; the ongoing success of mixed use developments within the state; researching and reviewing other city's codes on mixed use; sustainability and economics; identifying properties for possible redevelopment; existing residents desirability for mixed use and types of retail. Bennett Boucher, City Manager, advised the Board that the City Council members were receptive to the mixed use concept. He pointed out that the C-2 district was created to give the property owners, along A1A, with vacancies, more choices to give tenants to fill their building{s); the city then asked those property O\^/rlers jf they 'vA/Quid be \AJilling to change their zoning and take advantage of the new C-2 zoning. He referred to the zoning map and pointed out the properties that the city had rezoned to the C-2 zoning district. He explained that the Board would be "putting tools in the tool box" to see if there was any public interest from property owners for mixed use. Mr. Boucher asked the board to think about hO'vv to revitalize the United Space Alliance property if something happened to the shuttle program to make the complex viable again. Mr. Russell noted that the building was designed as a shopping complex and spoke briefly about the various planned space programs. Mr. Boucher commented that if the city created an appealing mixed use concept which looked viable to a property owner, they would come to the city and ask for it. He advised that within the next five to ten years there would be transition in the area. He noted that the Port was going to continue to grow, there was going to be redevelopment, and continued development on this barrier island. Betty Gould, the property owner of Oak Manor Mobile Home Park, commented that mixed use would enhance the city, and she would entertain the idea for her property which was 10 acres. Planning & Zoning Board Meeting Minutes September 12, 2007 Page 5 John Anderson, Chairperson, Business & Cultural Development Board, spoke about the results of the city's 2006 survey. He advised that most citizens wanted more retail, doctors, restaurants, and dry cleaners. He further advised that the Board recommended that mixed use be introduced into the community. Following discussion, the Board members agreed that they should have discussion at their first meeting in October to look at other cities mixed use codes. Todd Peetz advised that he would develop a matrix of basic elements from other cities mixed use codes to assist the Board. There being no further business the meeting was adjourned at 9:37 p.m. Bea McNeely, Chairperson Susan L. Chapman, Secretary RESORT DWELLING PARKING REQUIREMENT EXAMPLES The following information is provided in response to the issue of parking requirements for Resort Dwelling units located within the City of Cape Canaveral. Information from other local jurisdictions in the area has been provided to give perspective for common parking requirements of this use. COCOA BEACH, FLORIDA ARTICLE Ill. OFF-STREET PARKING AND LOADING It is the intent of these regulations that every building and use erected or instituted shall be provided with adequate off-street parking facilities for the use of occupants, employees, visitors, or patrons. It is also the intent of these regulations that the public interest, welfare and safety require that certain uses provide adequate off-street loading facilities. Such off-street parking and off-street loading facilities shall be maintained and continued as an accessory use so long as the main use is continued. 28. Tourist homes, rooming and boardinghouses: One and one-half (1 1/2) spaces for each sleeping room. 29. Transient lodging facilities: a. One (1) space for each sleeping unit, plus one (1) space for each one and one-half (1 1/2) employees. b. Parking for accessory uses of restaurants, lounges, banquet and meeting rooms and convention facilities may be reduced by forty (40) percent. c. Accessory uses other than those set forth in item (b) above shall be excluded from the forty (40) percent reduction and shall conform to the parking requirements of Article III of Chapter IV. MELBOURNE, FLORIDA ARTICLE V. PARK..1NG A_ND LOADING RRQlJIREMENTS Sec. 9.72. Land use type and off-street parking ratio requirement. (10) Bed and breakfasts--One (1) space for each guest room plus two (2) spaces for the residence. (33) Hotels, motels or rooming houses--One (1) space for each sleeping unit plus one (1) space for the owner or manager, and one (1) space for each three (3) employees. If restaurant facilities or cocktail lounges are included, fifty (50) per cent of the required parking for a restaurant shall be provided. SEBASTIAN, FLORIDA ARTICLE XV. OFF-STREET PARKING Sec. 54-3-15.2. Parking spaces required by use. Residential, commercial resort - One space per unit. BREVARD COUNTY, FLORIDA Sec. 62-1841.5.5. Resort Dwellings. Where a resort dwelling is listed as a permitted use with conditions in certain residential zoning classifications, it must meet the following qualifying conditions: (1) Location standards. Resort Dwelling shall be restricted to parcels that are: a. Developed with a nonconforming multi-family residential use; b. Located east of State Road AlA but do not abut single family detached uses or lots zoned for single family detached uses; c. Located on the west side and have direct frontage on State Road AlA, but do not abut single family detached uses or lots zoned for single family detached uses; or d. Located within a multifamily tract in a PUD or RPUD, or located in a single family tract if submitted as part of a preliminary development plan application and approved by the board of county commissioners in public hearing. (2) Performance standards. All resort dwelling qualifying under this section, except where the owner lives on site and holds a homestead exemption, shall meet the following performance standards. These performance standards shall be included in the rental agreement and conspicuously posted inside the unit. a. Parking. For single family resort dwellings, there shall be at least one designated and available off-street parking space for each bedroom in the residence. Occupants shall not park their vehicles on the street. DAYTONA BEACH Section two Access, Parking and Traffic Safety Sec. 2.5. Off-street parking space required. Residential & Lodging: Single family dwelling, townhouse, and duplex - Two spaces per dwelling unit Summary table of iurisdictional Resort Dwe!lin2: Dar~in2: standards. I Jurisdiction I Resort Dwelling Parking Standards I ICocoauBeach One and one-half (1 1/2) spaces for each sleeping room. I I Melbourne One (1) space for each guest room plus two (2) spaces for the residence. Sebastian One (1) space per unit. Brevard One (1) designated and available off-street parking space for each County bedroom in the residence. Occupants shall not park their vehicles on the street. Daytona Beach Single family dwelling, townhouse, duplex - Two (2) spaces per dwelling unit SUPPLEMENTAL INFORMATION * It may be helpful to look at hotel parking standards, as hotels are similar to Resort Dwellings in that they also are regulated as transient lodging facilities both in the Florida Statutes and the Florida Building Code Reference Hotel Parking Standards International Zoning Code 1/guest room plus 1/500 sq. ft. of common area Cape Canaveral Code of Ordinances One space for each sleeping unit plus one space for 12 sleeping units for employee parking. INTERNA TIONAL ZONING CODE, 1998 CHAPTER 8 GENERAL PROVISIONS 801.2 Parking space requirements TABLE 801 2 1 OFFSTREETPARRINGSCHEOULE Hotel: 1/guest room plus 1/500 sq. ft. of common area Note: Guest room is defined as: Any room or rooms used or intended to be used for sleeping purposes. CITY OF CAPE CANA VERAL CURRENT PARKING REQUIREl\lENTS DIVISION 2. OFFSTRRET PARKTNG* *Cross references: Requirements for landscape appearance and maintenance, ~ 34-99; hllilrlinas: ~nrl hllilrlina n~all btions: c.h R? ......-......-.......""'0...... -...- .....-.......-............0 ...-01........................................., ---. ~-. Sec. 110-491. Number of spaces required. There shall be provided at the time of the erection or change of use of any main building or structure or at the time any main building or structure is enlarged or increased in capacity, by adding dwelling units, guestrooms, floor area or seats, minimum off street automobile parking space with adequate provisions for ingress or egress in accordance with the following: (1) Auditoriums, theatres, clubs, lodges, restaurants and other places of assembly. One space for each three seats or seating places or one space for every 100 square feet of floor area of the main assembly hall, whichever is greater. (2) Churches, temples or places of worship. One space for each four seats or seating places or one space for each 125 square feet of floor area of the main assembly hall, whichever is greater. (3) Hospitals. Two spaces for each patient bed plus one space for each employee on the largest -';"'I:.7,n.:rlr c<b~A 'VVV.l.A .;:).U..I..LL-. (4) Libraries, museums. Off street parking spaces equal in area to 50 percent of the floor area open to the public. (5) Manufacturing and industrial uses. One space for each employee on the largest work shift. (6) Medical or dental clinics. Three spaces for each examination or treatment room plus one space for each employee. (7) Mortuaries. One space for each five seats or seating places, exclusive of areas needed for ambulances. (8) Nursing or convalescent homes and sanitariums. One space for each four patient beds plus one space for each employee on the largest work shift. (9) Commercial, office and professional buildings, excluding medical and dental clinics. One space for each 300 square feet of gross floor area. (10) Public buildings. One space for each five seats or seating places or one space for every 150 square feet of floor area in the main assembly room, whichever is greater. (11) Residential uses, including single-family, two-family and multiple-family dwellings and mobile homes. Two spaces for each living unit. (12) Colleges, technical and vocational schools. One space for each student and faculty member. (13) Hotels and motels. One space for each sleeping unit plus one space for 12 sleeping units for employee parking. (14) All other uses. To be determined by the building official, who shall use the ratios established in this section as a standard for determining the requirements. (Code 1981, ~ 641.0l(A)) CITY OF CAPE CANA VERAL CURRENT TOWNHOME PARKING REQUIREl\IENTS Sec. 110-374. Offstreet parking. For a townhouse, there shall be a minimum of three parking spaces for each living unit located on the same property as the main building. The minimum of three parking spaces shall be required of all living units of three bedrooms or less. Living units containing in excess ofthree bedrooms shall require an additional parking space for each bedroom in excess of three. (Code 1981, ~ 639.05) Page 1 of 1 Susan Chapman From: Todd Morley [morley-cape@cfl.rr.com] Sent: Wednesday, September 12, 20076:43 PM To: Peetz, Todd Cc: City Hall Chapman, Susan Subject: Parking criteria for resort dwelling Todd P., City Council wants P & Z to review and establish parking criteria for resort dwellings. I know you've been working on this for the last week or so. For the next P & Z meeting, please provide any information you may have gathered regarding other municipalities. Attached, I am providing the following: · Applicable portion of the Florida Building Code which classifies Resort Dwellings in the same category as a hotel. · The City of Cape Canaveral ordinance regarding the required number of parking spaces for a hotel use, and · The International Zoning Code, 1998, regarding the required number of parking spaces for a hotel use. My thinking here is that, since the Building Code recognizes this use as similar to a hotel, shouldn't the parking ratio be similar to a hotel? I hope these documents will assist you as you compile the results of your investigation into what other municipalities are doing for resort dwelling parking. Please let me know if! can clarify any ofthis information. Thanks, -Todd M. Todd ivioriey Building Official City of Cape Canaveral 105 Polk Ave Cape Canaveral, FL 32920 Phone 321-868-1222 www.myflorida.com/cape E-mail: morley-cape@cfl.rr.com Fax 321-868-1247 09/1312007 *..'1 .. ,.-~. ...^'.." .".- . i ,,', '-''''~' ~ '.'~.' ...... ~--.~..~ .... ~ ... '" 2004 Florida Building Code, Building First Printing Publication Date: October 2004 COPYRIGHT @ 2004 by INTERNATIONAL CODE COUNCIL, INC. SECTION 310 RESIDENTIAL GROUP R 310.1 Residential Group R. Residential Group R includes, among others, the use of a building or structure, or a portion thereof, for sleeping purposes when not classified as an Institutional Group I. Residential occupancies shaH include the following: - R-1 Residential occupancies where the occupants are primarily transient in nature, including: Boarding houses (transient) Hotels (transient) 1111"+01,,, f+r<:Jn",ionH ,...1"10"1...., \""'-"1 tyl_1 U"I R-2 Residential occupancies containing sleeping units or more than two dwelling units where the occupants are primarily permanent in nature, including: . Apartment houses Boarding houses (not transient) Convents Dormitories Fraternities and sororities Monasteries Vacation timeshare properties Hotels (nontransient) Motels (nontransient) AtJr~'da ,8/dJ..4fe R-3 Residential occupancies where the occupants are primarily permanent in nature and not classified as R-1, R-2, R-4 or I and where buildings do not contain more than two dwelling units as applicable in Section 101.2 , or adult and child care facilities that provide accommodations for five or fewer persons of any age for less than 24 hours. Adult and child care facilities that are within a single- family home are permitted to comply with the Florida Building Code, Residential in accordance with Section 101.2 . R-4 Residential occupancies shall include buildings arranged for occupancy as residential care/assisted living facilities including more than five but not more than 16 occupants, excluding staff. Group R-4 occupancies shall meet the requirements for construction as defined for Group R-3 except as otherwise provided for in this code or shall comply with the Florida Building Code, Residential in accordance with Section 1012. 310.2 Definitions. The following words and terms shall, for the purposes of this section and as used elsewhere in this code, have the meanings shown herein. BOARDING HOUSE. A building arranged or used for lodging for compensation, with or without meals, and not occupied as a single-family unit. DORMITORY. A space in a building where group sleeping accommodations are provided in one room, or in a series of closely associated rooms, for persons not members of the same family group, under joint occupancy and single management, as in college dormitories or fraternity houses. DWELLING UNIT. A single unit providing complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation. PERSONAL CARE SERVICE. The care of residents who do not require chronic or convalescent medical or nursing care. Personal care involves responsibility for the safety of the resident while inside the buiiding. RESIDENTIAL CARE/ASSISTED L1V!NG FAC!L1T!ES. A building or part thereof housing persons, on a 24-hour basis, who because of age, mental disability or other reasons, live in a supervised residential environment which provides personal care services. The oCCJJpants are capable of responding to an emergency situation without phy-sica! assistance from staff. This classification shall indude, but not be limited to, the foliowing: residentiai board and care facilities, assisted living facilities, halfway houses, group homes, congregate care facilities, social rehabilitation facilities, alcohol and drug abuse centers and convalescent facilities. CHAPTER 8 GENERAL PROVISIONS SECTION 801 801.3.2 Length. A minimum length of 20 feet (6096 mm) \ OFF-STREET PARKING shall be provided for each parking stall. 801.1 General. There shall be provided at the time of erection Exceptions: of any main building or at the time such buildings are altered, 1. Compact parking stalls shall be permitted to be enlarged, converted or increased in capacity minimum off- 18 feet (5486 mm) in length. street parking space with adequate provision for ingress and 2. Parallel parking stalls shall be a minimum 22 feet egress by standard-sized vehicles in accordance with the re- (6706 mm) in length. quirements of this code. 801.4 Design of parking facilities. 801.2 Parking space requirements. 801.4.1 Driveway width. Every parking facility shan be 801.2.1 Required number. The off-street parking spaces re- provided with one or more access driveways, the width of quired for each use permitted by this code shan not be less which shall be the following: than that found in Table 801.2.1, provided that any fractional 1. Private driveways at least 9 feet (2743 mm). parking space be computed as a whole space. 2. Commercial driveways: 801.2.2 Combination of uses. Where there is a combination 2.1 Twelve feet (3658 nun) for one-way enter/exit. of uses on a lot, the required number of parking spaces shall 2.2 Twenty-four feet (7315 mm) for two-way enter! be the sum of that found for each use. exit. 801.2.3 Location of lot. The parking spaces required by this 801.4.2 Driveway and ramp slopes. The maximum slope of code shall be provided on the same lot as the use or where the any driveway or ramp shall not exceed 20 percent. Transition exclusive use of such is provided on another lot not more" slopes in driveways and ramps shaH be provided in accord- than 500 feet (152 m) radially from the subject lot within the . ance with the standards set by the code official and the juris- same or less-restrictive zoning district. diction's engineer. 801.3 Parking stall dimension. 801.4.3 Stan accessibility. Each required parking stan shaH 801.3.1 Width. A minimum width of 9 feet (2743 rom) shall be individually and easily accessible. No automobile shall be required to back onto any public' street or sidewalk to leave be provided for each parking stall. any parking stall when such stall serves more than two dwell- Exceptions:. ing units or other than residential uses. All portions of a pub- lic lot or garage shall be accessible to other portions thereof 1. Cornpact parking stalls SPJ.8.l1 be permitted to be without requiring the use of any public street. 8 feet (2438 rnm) wide. 801.4.4 Compact-ta-standard stall ratio. The maximum 2. Parallel parking stalls shall be permitted to be 8 feet (2438 mm) wide. ratio of compact stalls to standard stalls in any parking area shall not exceed 1 to 2. 3. The width of a parking staB shall be. increased 10 inches (254 mm) for obstructions located on 801.4.5 Screening. A 3-foot-high (914 mm) buffer at the either side of the stall within 14 feet (4267 rom) of public way shall be provided for all parking areas of five or the access aisle. more parking spaces. TABLE 801.2.1 OFF-STREET PARKING SCHEDULE USE NUMBER OF PARKING SPACES REQUIRED Dwelling units 2/DU Office l/300 gross square feet Retail l/200 gross square feet Restaurant 11100 gross square feet I Health club III 00 gross square feet Warehouse l/5oo gross square feet Assembly l/300 gross square feet I Medical office 1/200 gross square feet Schools l/3.5 seats in assembly rooms plus 1/faculty member <~ HotelsfMotels lIguest room plus 1/500 square feet of common area. Industry 1/500 square feet For 81: 1 square foot = 0.0929 m2. 19981NTERNATJONAL ZONING CODE 25 202 DRIVEWAY. A private access road, the use of which is limited FRONTAGE. The width of a lot or parcel abutting a public to persons residing, employed, or otherwise using or visiting right-of-way measured at the front property line. the parcel in which it is located. GARAGE, PRIVATE. A building or a portion of a building DWELLING, DUPLEX. A building designed or arranged to not more than 1,000 square feet (93 m2) in area, in which only be occupied by two families living independently, the structure private or pleasure-type motor vehicles used by the tenants of having only two dwelling units. the building or buildings on the premises are stored or kept. DWELLING, MULTIPLE-UNIT. A building or portion GENERAL PLAN. The declaration of purposes, policies and thereof designed for occupancy by three or more families living programs for the development of the jurisdiction. independently in which they mayor may not share common en- GRADE (Adjacent Ground Elevation). The lowest point of trances and/or other spaces. Individual dwelling units may be elevation of the existing surface of the ground, within the area owned as condominiums, or offered for rent. between the building and a line 5 feet (1524 mm) from the building. DWELLING, PLANNED GROUP. Two or more detached GRAFFITI. Unauthorized marking on a structure. buildings used as dwelling units located on a lot that is in single ownership having yards, courts or facilities in common. GROSS LEASABLE AREA (GLA). The total floor area of a DWELLING, SINGLE-FAMILY. A detached dwelling unit commercial building designed for tenant occupancy and exclu- sive use, including basements, mezzanines and upper floors, with kitchen and sleeping facilities, designed for occupancy by expressed in square feet (m2) as measured from the center line one family. of joint partitions and from outside wall faces. DWELLING UNIT. Any building or portion thereof which GROUP CARE FACILITY. A facility, required to be contains living facilities, including provisions for sleeping, eat- licensed by the state, which provides training, care, supervi- ing, cooking and sanitation, as required by this code, for not sion, treatment and/or rehabilitation to the aged, disabled, those more than one family, or a congregate residence for six or less convicted of crimes or those suffering the effects of drugs or persons. alcohol; this does not include day-care centers, family day-care homes, foster homes, schools, hospitals, jails or prisons. EASEMENT. That portion of land or property reserved for GUEST ROOM. Any room or rooms used or intended to be present or future use by a person or agency other than the legal fee owner(s) of the property. The easement shall be permitted to~' used br a guest for sleeping purposes. Every 100 square feet be for use under, on, or above said lot or lots. (9.3 m ) of superficial floor area in a dormitory shall be consid- ered to be a guest room. FACE OF BUILDING, PRL'\iARY. The wall of a building HABITABLE SPACE (Room). Space in a structure for living, fronting on a street or right-of-way, excluding any appurte: sleeping, eating or cooking. Bathrooms, toilet compartments, nances such as projecting fins, columns, pilasters, canopies, closets, halls, storage or utility space, and similar areas are not marquees, showcase.s or decorations. considered habitable space. FAMILY. An individual or two or more persons related by HOME OCCUPATION. The partial use of a dwelling unit for blood, marriage or adoption, or a group not to exceed six ume. commercial or nonresidential uses by a resident thereof which lated persons living together as a single housekeeping unit. is subordinate and incidental to the use of the dwelling for resi- dential pthposes. FARM ANIMALS. Animals other than household pets that HOSPITAL. An institution designed for the diagnosis, treat- shall be permitted to, where permitted, be kept and maintained for commercial production 8-l1d sale andlor family food produc- ment and care of human illness or infirmity and providing tion, education, or recreation. Farm animals are identified by health services, primarily for inpatients, and including as re- these categories: large animals, e.g., horses and cattle; medium lated facilities, laboratories, outpatient departments, training animals, e.g., sheep, goats; or small animals, e.g., rabbits, chin- facilities and staff offices. chillas, chickens, turkeys, pheasants, geese, ducks and pigeons. HOUSEHOLD PETS. Dogs, cats, rabbits, birds, for family FLOOR AREA, GROSS. The sum of the horizontal areas of use only (noncommercial) with cages, pens, etc. floors of a building measured from the exterior face of exterior INDUSTRIAL OR RESEARCH PARK. Atract of land de- walls or, if appropriate, from the center line of dividing walls; vel oped according to a master site plan for the use of a family of this includes courts and decks or porches when covered by a industries and their related commercial uses, and that is of roof. sufficient size and physical improvement to protect surround- ing areas and the general community and to assure a harmoni- FLOOR AREA, NET. The gross floor area exclusive of vents, ous integration into the neighborhood. shafts, courts, elevators, stairways, exterior walls and similar JURISDICTION. As used in this code, jurisdiction is any facilities. political subdivision which adopts this code for administrative FLOOR AREA RATIO. The numerical value obtained by di- regulations within its sphere of authority. viding the gross floor area of a building by the area of the lot on KENNEL. Any lot or premises on which four or more dogs or which the building is constructed. cats over four months of age are kept, for compensation or not. 1998 INTERNATIONAL ZONING CODE 9 DMSION 2. OFF STREET P ARKING* Page 1 of 1 Sec. 110-491. Number of spaces required. There shall be provided at the time of the erection or change of use of any main building or structure or at the time any main building or structure is enlarged or increased in capacity, by adding dwelling units, guestrooms, floor area or seats, minimum offstreet automobile parking space with adequate provisions for ingress or egress in accordance with the following: (1) Auditoriums, theatres, clubs, lodges, restaurants and other places of assembly. One space for each three seats or seating places or one space for every 100 square feet of floor area of the main assembly hall, whichever is greater. (2) Churches, temples or places of worship. One space for each four seats or seating places or one space for each 125 square feet of floor area of the main assembly hall, whichever is greater. (3) Hospitals. Two spaces for each patient bed plus one space for each employee on the largest work shift. (4) Libraries, museums. Offstreet parking spaces equal in area to 50 percent of the floor area open to the public. (5) Manufacturing and industrial uses. One space for each employee on the largest work shift. (6) Medical or dental clinics. Three spaces for each examination or treatment room plus one space for each employee. (7) Morluaries. One space for each five seats or seating places, exclusive of areas needed for ambulances. (8) Nursing or convalescent homes and sanitariums. One space for each four patient beds plus one space for each employee on the largest work shift. (9) Commercial, office and professional buildings, excluding medical and dental clinics. One space for each 300 square feet of gross floor area. 14.1'\\ Public buiidings. One space for each five seats or seating places or one space for \ IV) every 150 square feet of floor area in the main assembly room, whichever is greater. (11) F~esfdentia! uses, including single~famity, t.vo-:amiiy and multiple-family dweifings and mobile homes. Two spaces for each living unit. (12) Col/eges, technical and vocational schools. One space for each student and faculty member. ---7' (13) Hotels and motels. One space for each sleeping unit plus one space for 12 sleeping units for employee parking. (14) Ail other uses. To be determined by the building official, who shall use the ratios established in this section as a standard for determining the requirements. (Code 1981, S 641.01 (A)) http://library4 .rnunicode. com/mccfDocViewI12642/1/254/285/287 9/12/2007 RESORT DWELLING PARKING REQUIREMENT PROPOSAL OPTION FUNCTION OF OCCUPANT LOAD METHOD -Todd Morley, Building Official Given: The Fire Code establishes an occupant load for Resort Dwellings which states that 150 s.f is allotted for each occupant (person). The math: The area of the Resort Dwelling is divided by 150 to establish the occupant load. Example: A 2,000 sq. ft. typical townhome is changing its use to that of a Resort Dwelling. 2,000 divided by 150 = 13.33 (round up to 14) Proposal: With a specific occupant load established, consideration can be given to the number of vehicles necessary. For our example, how many vehicles would be necessary to transport 14 people? An option would be to consider that an average car has a capacity of five persons (two in front and three in back). Ifthe recommendation is to accept that one car can transport five people, math can be applied to arrive at a number of cars for the Resort Dwelling. (14 divided by five = 2.8 cars). Rounded up, this example would require three parking spaces. Other examples: I Size of Resort Dwelling I No. of cars req'd. I 750 to 1,500 2 1,500 to 2,250 3 2,250 to 3,000 4 3,000 to 3,750 5