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HomeMy WebLinkAboutMiscellaneous Printed by Shirley Volk 7/25/95 4:51pm --------------------------------------- From: Shirley Volk To: Jane Kee, Jim Callaway, Joey Dunn, Natalie Thomas, Sabina Kuenzel, Veronica Morgan Subject: fwd: Texas Digital --------------------------------------- ===NOTE===============7/25/95=lO:23am== CC: Steve Homeyer . . . . . . . . . . . . . . . . ... . . . . . . . . . . . . . . . . . . . . . Whatever happened with this project? A parking requirement was established for Texas Digital, but I thought we were supposed to do something for industrial uses for the ordinance on top of that. Back to the subject - I know there were problems with extending the sewer line, but did they do that, and did they actually expand? I can't find anything in my files on it except notes back and forth about the parking and the sewer! Fwd=by:=Veronica=Morg=7/25/95==4:25pm== Fwd to: Shirley Volk CC: Steve Homeyer to my knowledge they never did build the sewer. i dont know what held them up. ... ~' W.C.SCARMARDO , architect PO BOX 3652 (409) 775-6373 ."a' _ 2108 MALONEY ST. BRYAN, TX qfi -Sod--- May 18,1994 Ms. Sabine Kuenzel Planning Assistant City of College Station P.O. Box 9960 College Station. Texas 77842 RE: Parking requirements for manufacturing facilities Dear Ms. Kuenzel: I am requesting some c1arificationconceming the. off-street parking requirements in the city. OUlr client, Texas Digital Systems, .lnc., is planning to build an addition to their current facilitit:}s located on F.M. 2818 between Welsh Ave. and Wellborn Rd., and we are unclear on the type of generator the facility is classified as under the city's current off-street parking requirements. T.D.S. manufactures digital display boards, which they sell throughout the country. They currently do this with twenty employees working in a 9,000 square foot building that is composed of a manufacturing space and office space. T.D.S. currently has a concrete parking lot with twenty-three parking spaces. The proposed addition would be a new separate building with 5,000 square feet of manufacturing space and 2.700 square feet of office space. T,D.S. plans to hire five new employees between noW and the time of expansion. Based on our assessment of our client's needs T.D.S. will . require one space for each employee and three visitor spaces. This would require the addition of five.new spaces at the time of expansion. In the current City of College Station Zoning Ordinance, Section 9.3, Number of Off-Street Parking Spaces Required, there appears to be no generator type that applies to manufacturing facilities. . We would greatly appreciate it if you .couldexplorethis matter and contact our office so that we may properly address the city's minimum parking requirements. Should you have any questions, or if you require more information, please call me at 779-2398. Thank you for your assistance. Sin.~ce'...r ...... ... .m I . Patrick Smith _ _._'\ .,,-~ h.'.t''\! 1 9 1994 -,/:::- i-~ ;.~ '\ ',;..:...:.J \'ii-,t ,:--.v- \: ... " CITY OF COLLEGE STATION PLANNING DIVISION POST OFFICE BOX 9960 1101 TEXAS AVENUE COLLEGE STATION, TEXAS 77842-9960 (409) 764-3570 t Sy/t-BU SIf- pt:& .~~T), MEMORANDUM TO: Planning & Zoning Commission Sabine Kuenzel, Staff Planner ~~ FROM: DATE: June 9, 1994 SUBJECT: Parking Requirements for Manufacturing Facilities WCS Architects is requesting determination of the City's off-street parking requirements for manufacturing facilities. The Zoning Ordinance states that any uses that do not have specific parking requirements listed will be reviewed by the P&Z Commission. Texas Digital Systems, Inc. ('IDS), which is a manufacturer of digital display boards, is planning to expand their operation which is located on F.M. 2818 between Welsh Ave. and Wellborn Rd. IDS currently employs 20 people in a 9,000 square foot building .used for manufacturing and office space, The proposed addition will accommodateS additional employees in a separate building using 5,000 square feet for m3I\ufacturing and 2,700 square feet for office space. The applicant wants to add 5 parking spaces to the existing 23 spaces: one for each employee and 3 visitor spaces. The minimum off-street parking requirements in section 9.3 of the zoning ordinance does not include manufacturing facilities under the category of generator types. The planning staff has reviewed manufacturing parking requirements from other cities for P&Z review. Several Texas cities require parking spaces according to number of employees or square footage, whichever is greater. For example, Tyler, Amarillo, and Longview require one space for each2 employees or one space for each 1,000 square feet of floor area, whichever is greater. The problem with using this method is that the number of employees can change very .rapidly depending on the type of firm that uses the site. In addition, the nature of "industry" not only changes from one firm to another, but one firm can change the nature of its use from one year to another. The Planning Advisory Service (PAS) has provided examples of manufacturing parking requirements from various cities throughout the nation. Two examples provide an alternative to the square footage requirement. South Burlington, Vermont requires 2 spaces for each 3 employees, plus one space for each company vehicle operating from the premises. Hilton Head Island, South Carolina requires 1 space for each 2 employees on the largest shift; I space. for each member of the managerial 011' office staff, one visitor parking space for each 10 persons on managerial staff, and 1 space for each vehicle used directly in the conduct of the business. "" While it would be beneficial. from a timing aspect to determine a parking requirement for all manufacturing uses, the diversity within the industry makes such a determination difficult, if not impossible. Therefore, it may be better in . the long run. for each individual new site or additions to existing sites to come before the Commission. In this manner, the individual company can present the circumstances surrounding the use, and P&Z can condition .the parking requirements on the use remaining similar to the one approved. If conditions change, they will then need to come back before the Commission for additional parking requirements. ~., CITY OF COLLEGE STATION PLANNING DIVISION POST OFFICE BOX 9960 1101 TEXAS AVENUE COLLEGE STATION, TEXAS 77842-9960 (409) 764-3570 MEMORANDUM TO: FROM: DATE: RE: Planning and Zoning Commission Sabine Kuenzel, Staff Planner ...}r~ October 26, 1994 Industrial Parking Requirements The Zoning Ordinance currently does not include a parking requirement for industrial uses. When uses are proposed that are not on the Section 9 list, the Ordinance gives the P&Z the authority to assign a parking requirement. Recently, for example, the P&Z set the parking requirement for the Texas Digital expansion and for the Putt-Putt Golf expansion. During recent discussions, several Commissioners expressed a reluctance to set parking requirements on a case-by-case basis due to possible inequity in the cost of site improvements from one developer to another. In other words, it seems that most of you would prefer an ordinance amendment that would apply a reasonabIe standard to any industrial use. For most uses, setting a parking requirement is relatively easy because land uses are fairly similar in the parking demand generated. A fast food restaurant in Detroit, for example, needs about as much parking as a restaurant in College Station. It seems fair to require parking in relation to the parking needed, which for many uses can be determined through studies. And it seems more enforceable to have a parking requirement based on square footage, which cannot change easily without detection or without a required permitting process. However, industrial uses have a wide range of functions and associated space needs. The number of employees per square foot can change from one company to another, or within the same company from one year to another. There is also a prevalent sentiment that many of the larger, established industrial firms (especially research and development firms) should be allowed to set their own parking number so that they may stimulate usage of alternative modes of transportation. The City staff has conducted research into this issue and has come up with two major points of discussion: 1. One option would be to let each firm determine its own parking needs. This decision would allow the finns the opportunity to require employees to share in the cost of those spaces. The purpose of this cost shift would be to encourage other uses of transportation rather than the one person per car method that is the primalY mode of commuting in College Station. Studies (outlined in the following reports) show that forcing the employee to pay for parking will result in more carpooling, use of transit systems, and walkinglbicycling. The critical question regarding such an incentive/disincentive approach is one of timing. Eventually, College Station may be '~.~-tl '" congested enough to find the need to commit itself to vehicle reduction. College Station is still relatively small; adding time in for carpooling could double or triple a trip, whereas in a larger city, carpooling adds a smaller percentage to the trip time. Mass transit is also not as well developed here as in larger cities. The types of firms that will be locating in the College Station Business Park, however, are going to seek alternatives to the more traditional parking lots. 2. The second option is to operate as we have in the past and assign a parking requirement that would accommodate the parking need generated without overbuilding the parking lot. Most of the parking requirements for other uses are now based on square footage rather than a per person, seat, or employee number. However, with the diverse needs of industrial uses, perhaps the requirement should be based on a "# per employee plus one space for every company vehicle" basis. Staff is seeking input from the Commission for the preparation of an ordinance amendment. The main purpose in this endeavor is to maintain flexibility, while putting forth minimum standards that will ensure similar treatment of similar uses. Staff would recommend the following be included with such an ordinance amendment: A. Create a new zoning district for the Business Park that allows each individual firm to determine its parking requirement. The district restrictions should codify many of the Business Park development standards as outlined in the deed restrictions. B. Due to the variety of uses that can be expected under the industrial (manufacturing) classification and the lack of adequate studies available, continue to bring each individual M-l, M-2. and some C-2 uses to the P&Z. Develop a set of standards based on a per square foot and a per employee calculation. The staff will make the calculations, and collect information to meas~re the viability of each of the two possible requirements. Allow a third option that maybe used if the firm presents adequate data to support the parking the applicant wishes to provide. The P&Z should then have enough information choose among the two arid possibly three alternatives. Staff will prepare a draft amendment that is based on the recommendations of the Commission in the near future. ~.~(ClTY OF COLLEGE STATION ~.~. . . DEVELOPMENT SERVICES DEPARTMENT Post Office Box 9960 1101 Texas Avenue College Station, Texas 77842-0960 (409) 764-3570 MEMORANDUfd TO: FROM: DATE: RE: Jim Callaway, Asst. Director of Development Services Todd E. McDaniel, Policy Analyst July 25., 1994 Parking as it relates to the City of College Station's Zoning Codes Jim, attached is an outline of an article Tom Brymer delivered for my review. The article speaks of the need to alter the Municipal Zoning Codes to better serve the citizenry as. well as, the private sector through reform in the area of parking regulation.. Briefly stated, a number of studies have been performed that indicate a need for reform based on "costs" to the employer. The general thesis of this article is that "employers must have the choice of utilizing 'market -based pricing of parking'as opposed to subsidizing employee parking as mandated through the regulations now imposed by most Municipal Zoning Codes (these codes inadvertently force employers to subsidize employee parking). Upon a review of the Zoning Ordinance(Section 9: Minimum Parking Requirements), I am not sure if this article's thesis relates to the City of College Station's requirements. Our Ordinance does not directly address industry based employers beyond defining the requirements for warehouse parking (unit: 1000 s.f -- 1.0 spaces per unit). However, the lack of policy direction in relation to industrial parking requirements could impact the City's ability to monitor this area through the Zoning Ordinance. . Therefore, I am forwarding the following recommendations: 1. that we evaluate this issue based upon the potential for future development in College Station(ie. the Business Park); 2. that we review alternative parking requirements to better fit the needs of this grouping and possibly implement (through Amendment) a sub-section on industrial parking requirements. This measure would act to define the City's policies in addressing parking issues relating. to industrial development; and 3. that we consider the development of an incentive program for employers in implementing "market-based pricing of parking" (ie. potentially incorporated into the landscape bonus point program?). I am forwarding a copy of this memo for staffs review. At this point, it may be best to receive feedback from them on regarding this issue to determine how (ifatall) to proceed. What are your suggestions on this topic? I.Building a Better City in Partnership with You. "No More Free Parking?", Urban Land. September 1993,9. . FREE PARKING IS ONE OF THE SACRED COWS OF SUBURBAN LIFE More than 9 out of 10 Americans who drive to work park free at theirjob site Study Results: 1. "free parking is not cheap" -- not only expensive, but also much ofit not necessary ($5000 to $8000 per space to construct) (Cities must allow developers to buy parking space rather build than build it) 2. Cities must grant appropriate reductions in parking requirements (if parking were priced at market levels, a predictable reduction in demand is to be expected; this would result in both less driving and significantly lower building costs; it might also allow for greater flexibility in building design -- as less space would devoteci to parking) * Market based pricing of parking would be the single most effective strategy for reducing driving How will workers get to work if they can not park free? . conventional public transit/car pooling . entrepreneurial transit services . telecommuting No More Free Parking? Free parking is one of the sacred cows of suburban life. More than nine out of ten Americans who drive to work park free at their workplaces. \Vhy, then, do some ex- perts want to eliminate free parking? So that consumers will receive appropriate price sig- nals about the cost of offering parking- which might make them more amenable to other commuting options. \Vhile many aca- demics and economists have urged the elimi- nation of free workplace parking for years, today-for a change-they are actually be- ing taken seriously. Two studies conducted by researchers in California and reported on at the annual meeting of the Transportation Research Board inJanuary challenge the conventional suburban practice of offering free parking. The first study, "Suburban Parking Eco~ nomics and Policy: Case Studies of Office Worksites in Southern California," points out that providing free parking is not cheap. Professor Richard Willson of California State Polytechnic Upiyersity at Pomona con- ducteda series oftdh case studies in south- ern California and discovered not only that parking was expensive, but also that much of it wasunnecessary..Among five sites selected at random, peakocc,:upancy ranged from 43 '" .. ..... 5 e .. = C' 4 .,. ::l e c::I 3 CI CI Co! ..... 2 .. '" =- lit '" co .. CL en o Oxnard Cemtos Key: Spaces Required Spaces Supplied ~~~ Peak Demand RECI:.!VEl.1 to 69 percent, with an average of 51 percent, even adjusted for full occupancy of the proj- ects. Five other sites selected as examples of more urban parking facilities in higher-den- sity projects followed a similar pattern. (A small ULI pilot survey of parking at nine suburban business parks in San Francisco and Philadelphia had similar findings-that there was twice as much parking as was used.) Willson blames local zoning codes thanequire developers to provide more parking than is needed. The cost of providing parking was a shocker. The five random sites all were served by surface parking, which cost between $5,000 and $8,000 per space to construct. The amortized cost, including operating costs, amounted to between $37 and $67 per month, with an average of $54-none of which was charged separately to tenants or commuters. Because occupancy rates averaged only one car for every twO spaces, however, the estimated break-even cost per commuter was $71 to $143, averaging $109-more than $5 a day, a significant investment in a parking space that is provided free and is often empty. The five higher-density sites had somewhat higher parking use, but in- cluded more costly structured parking. One building ':Vith structured parking in Costa Mesa had an estimated monthly break-even cost of$235 per commuter, not counting Irvine Upland TemecuIa 2 1 199ttJ some additional revenue from a nearby performing arts center. The building owner billed tenants $60 per month;, workers were charged monthly rates ranging from noth- ing to $125. Scott Barnard of the Koll Company, whose Wells Fargo Tower in Irvine was one of the case studies, says that in the current southern California market, no building can charge the full cost of park- ing stated in the lease. He predicts that the glut of excess structured parking will be ab- sorbed sooner or later as lenders and equity partners realize that ,the parking require- ments of new buildings can be satisfied by excess space next door-and tJ.l~ties allow developers to huy parking space rather than bWld-it- What would happen if parking were not subsidized? (The Internal Revenue Code en- couragesemployer-paid parking by exempt- ing its costs from federal and state income taxes, Social Security, unemployment insur- ance, and all other pa)'Toll taxes.) Professor Donald Shoup of UCLA points out that "employer-paid parking is an invitation to drive to work alone." His research paper, "Cashing Out Employer Paid Parking," was used in drafting Assembly Bill 2109, Califor- nia's"parking cash-out program," which tooK effect in January. Shoup's research indi- cate~ that if employees had the option to give up their parking spaces and take taXable cash payments equal to the fair market value of the. parking subsidy, most employees would elect; to.continu~ to take the parking Subsidy. Some,however, would give itup ,and stop driying;How many?' Shoup'sI1.lodel, based ona survey of 5,000 commuters,estim.ates that offering the option of a taJCable cash trayela\lowance to the 69,500 empl9yees who noW park freein downtown Los Ange- les would reduce solo driving by 20 percent and elim.inate 9,000 cars ~l dayfr~m down- town streets. Extrapolating frolTll-os Ange- les to th.e rest of the country . admittedly, a quantutl11eap-Sh,oup estimatfsthatauto use for commuting would be sutby 76 bil- lion miles a year, 'Kith a gasoline savings of 4.5 billion gallons: California's ca~h-out ]legislation requires employers of SO ()rmore work~rs to "pro- videa.~s? allowarce to ,an ~mployee equiva- lent toth~ parkirgsubsidy,that the em- ployerwouldoth~rwise paym the employee withaispace,"tig~tly written fO assure that employers will incur no additional costs. SoIree: Richard W. Wilson, "$ubuIban Par1<ing and Economics: Case Studies of Qftice WOl1<sites inSouthem Catilornia; U.s. Oepar1menl of Transportation, SepWmber 1992. September 1993 · Urban Land 9 ........~.- Shuup esti";"atesthat parking requirements for new development will be reduced by at least 17 percent; the legislation also re- quires that the city or county grant appro- priate reductions in parking requirements. If parking were priced at market levels, a predictable reduction in demand is to be expected. This would result in both less driv- ing and significantly lower building costs. It might also allow greater flexibility in build- ing design, as less space would be devoted to parking. These ideas go beyond being simply aca- demically interesting, for a number of rea- sons. For one thing, the Internal Revenue Code was changed as part of the Compre- hensive Energy Act of 1992 to expand the tax-free parking benefit to include vanpools and transit passes, up to $60 a month, while capping the tax-exempt allowance for park- ing at $155. Clearly, the Administration and Congress are getting the message. William Schroeer, a policy analyst with the U.S. En- vironmental Protection Agency(EPA), pre- sented a paper at the Business Transporta- tion Council in Washington in June, at which he claimed that market-based pricing of parking would be the single mosteffec- tive strategy for reducing driving. As the EPA has relied heavily on "command-and- control" regulations to bring about clean air compliance, this could be a welcome option for large employers in noncompliance ar- eas that wiU be required to reduce driving among their workers. One of the big questions asked is, how will workers get to work if they cannot park free? Willson's research offers some exam- ples, the best of which is the 20th Century Insurance Company, one of the first firms in southern California to charge employees for parking. Located in Warner Center, one of four urban centerS in the San Fernando Valley, the firm imposed a $30 per month parking charge, and saw solo driving decrease from more than 90 percent to 45 percent, with the difference made up by carpooling, which leaped from 6 percent to 48 percent. Parking charges also can be a strong incen- tive for increased use of conventional public transit, as well as entrepreneurial transit services, walking, bicycling, and telecom- muting. Employees will choose from a wide range of options, once they .are no longer paid to drive to work alone.-Robert T. Dunphy Robert T Dunphy is a senior director of research at ULI. The Recession'sToU: A Slump In Property Values Sets This Recovery Apart Why has the U.S. economic recovery from the 1990-1991 recession been so slow and halting compared with those following ear- lier slumps? One major reason can be seen in the figure on the facing page. In all of the other postwar recessions- 1960,1969-1970,1974-1975,1980,and 1981-1982-the value of real estate owned by private businesses never stopped rising, according to figures gathered by the Fed- eral Reserve. Even after adjuSU11ent for in- flation, there was at most a brief pause be- fore the value of business real estate started to climb again. This time, the story is completely different. After peaking in 1989, the inflation-adjusted value of business real estate plunged by 26 per- cent in just three years, and Ithe decline had a devastating impact on the economy. The huge deflation of real estate values bankrupted many businesses, particularly real estate developers who had borrowed heavily to finance purchas(~sofland and con- struction of buildings -offices, shopping centers, warehouses, apartments, condomini- ums, and residential subdivisions-that sud- denly were worth less than they had cost. Those enormous losses also bankrupted hundreds of the savings and loan associa- tions and commercial banks that had pro- vided the loans. But the impact of falling rea.! estate values has turned out to be even worse than that. Many executives of the financial institutions that survived have become super cautious in making new loans, and many creditworthy businesses that in times past would have been seeking loans as the economy recovered are wary about taking on new debt burdens. One reason for bankers' caution is that there is no firm evidence yet in some parts of the counny that real estate values have hit bottom. Thus, lenders are shying away from loans that use real estate for collateral. And with the slump in values, the real es- tate owned by some businesses is no longer worth enough to back up the size loan they need. Senior Federal Reserve officials, includ- ing Chairman Alan Greenspan, believe that this sea change in the supply of credit by the banking system-which they say is a direct consequence of what has happened to real estate-is a key reason why the recovery has been so different this time around. The story of residential real estate is less dramatic but nevertheless different from the past, as the figure shows. In the 1960s and Real Eslale finance November 2-6 Boston ULIFallMeeting Meet the right people- the heavYWeight investors and lenders. Prosper from more than 48 hours of in-depth sessions. Your bottom line? Great ROI. Call 1-800-321-5011 for more information. 10 Urban Land · Septembed993 ManufacturinglIndustrial /,.J: 1.5 spaces per 1,000 net sq. ft. of floor area (Bellevue, Wash.) One space per each 600 sq. ft. of gross floor space or 0.75 spaces per each employee of the combined employment of the two largest successive shifts, whichever is larger (Arlington, Mass.) One space per 500 sq.ft. of gross Hoar area (Lexington Co., S.c.) One paved parking space per 400 sq.ft. of gross leasable area, or one space per employee on the largest shift, whichever is greater (Citrus Co., Fla.) One parking space per each 500sq.ft. for the first 25,OOOsq,ft. of floor area or less; one parking space per each 666.33 sq.ft. of floor area for that portion of a building having more than 25,000 but less than 50,000 sq. ft. of floor area; and one parking space per each 800 sq.ft. of.floor area for that portion of a building having more than 50,000 sq. ft. of floor area (Glendale,Calif.) One space for each three employees on the largest shiftor one space per 1,000 sq. ft. of net leasable area, whichever requirement is greater (Albuquerque, N.M.) Onespace per three employees, based upon the largest working shift in any 24-hour p~riod (Bonner Springs, Kans.) Two spaces for each three employees on major employment shift (Durham, N.C.) Two spaces for each three employees, plus one space for each company vehicle operating from the pre- mises(South Burlington, Vt.) Five spaces, plus one space for every 15 employees in th~ largest working area, whichever is determined to betl1.e greater. Space on site shall also be provided for all construction workers during periods of plant cqpstruction. (St. Paul, Minn.) Three spaces per four employees (Fairbanks,Alaska) One space per each two employees on the shift of greatest employment (Charlotte-Mecklenburg Co., N.C.) One space per employee on the shift of maximum employment (Orange Co., Calif.) One space for each two employees on the largest shift; onespace for each member of the managerial or office st~ff, one visitor parking space for each 10 persons on the ll1anagerial staff, and one space for each vehicle used dir~tly in the conduct of the business (Hilton Head Island, S.c.) One spaqe per two employees, plus one space per each 500 sq.ft. of floor area open to the public for custome~ parking, but, in all cases, a minimum of two customer parking spaces (Albemarle Co., Va.) FouroH-street parking spac~s, plus one space for each 300sq.ft. of floor space (Hopkins, Minn.) Five spaces, plus one for each employee in the largest working shift, or five spaces, plus one space for every 1,700 sq.ft. of usable floor space, whichever is greater (Alpena, Mich.) 18 Marina One space per five boat berths and one space per 500 sq. ft. of dry boat storage area, plus one space per employee on largest shift (Citrus Co., Fla.) One space per two slips (Lexington Co., S.c.) One space per 200 sq.ft. of enclosed floor space not used for storage facilities, plus one space for every three wet slips and one space for every five <Jif dry storag~ (Hilton Head Island, S.c.) One space per berth. At least 20 percent of the spaces shall be at least 9.5' x 35' to accommodate cars with trailers (Lake Co., Ill.) One space per slip or berth (Hillsborough Co., Fla.) 1.5 spaces for each one boat slip (Bay City, Mich.) .0.7 spaces for every berth or mooring, two spaces for every three employees on the maximum shift, plus one space for every vehicle customarily used in operation of.the use or stored on the premises (St. Louis Co., Mo.) Massage Parlor (See also Adult Uses) One space for each 200 sq.ft. of floor area (Plana, Tex.) Mausoleum Parking area equal to ground Hoar area (St. Charles Parish, La.) Miniwarehouses (See Self-Service Storage Facility) Miniature Golf Course One space per hole, plus one space peremplloyee on the largest work shift (Lake Co., Ill.) 1.25 spaces for each hole (Aurora, Colo.) 1.5 spaces per hole (Omaha, Nebr.) Two spaces per hole (Long Beach, Calif.) Three spaces for each hole (St. Paul, Minn.) Threespaces for each one hole, plus one for each employee on the largest shift (Bay City, Mich.) Mining and Mineral Extraction One space. per employee of the largest shift, plus one space per facility vehicle (Hillsborough Co., F'la.) Mortuary (See Funeral Home) Motorcycle Service and Sales One space for each 400 sq.ft. of leasable area, plus one space for each employee on the maximum work shift (Savannah, Ga.) Movie Theater (See also Auditorium) One space per five seats (Ames, Iowa) One space per four seats or 10 spaces per 1,000 net sq.ft. (Bellevue, Wash.) Comment. It is difficult to assign parking reqUlirements to movie theaters due to their frequent association with shopping centers. Please refer to the comment under Shopping Center for further discussion. ~fvW'!1 ('T/G PARKING PARKING GROUP R1 _ __~IJ 1'IUMBER OF OFF-STREET PARKING SPACES ~1fG- ~ c:....... <-- 1....... One (1) space for each dwelling unit. 2. . . . . .. One and one-half (1 1/2) spaces for each dwelling unit. 3....... Two (2) spaces for each dwelling unit. 4....... Two (2) . spaces for each trailer unit. 5....... One (1) space for each trailer space. 6....... Four (4) spaces for each five (5) employees on the largest shift/or one (1) space per six hundred (600) square feet of gross floor area, whichever is greater. There shall at least be a minimum of two (2) spaces. Three (3) spaces for each five (5) employees on largest shift, or one (1) space per six hundred (600) square feet. of gross floor area, whichever is gre~ter. 8 . . . . . .. Four (4) spaces for each five (5 ) employees on largest shift, or one ( 1) space per one thousand (1,000) square feet of gross floor area, whichever is greater. 9....... One (1) space for each employee plus three (3) customer spaces. 10. . . . . .. Onefl} space for each employee plus five (5) reservoir spaces .for each stall or bay. 11. . . . . .. One (1) space for each employee plus one (1) space for each barber chair. 12. . . . . .. One (1) space for each two hundred (200) squaI;"e feet of gross floor area. (and.two (2) spaces per pump island with a minimUlU of six (6) spaces. 13. . . . . .. One (1) space for each two hundred (200) square feet of gross floor area. 14. . . . . .. One (1) space for each three hundred (300) square feet of gross floor area. 15....... One (1) space for each five hundred (500) square feet of g]:'oss floor area. 16....... One (1) space for each one thousand (1,000) square feet of gross floor area. 17... . . .. One (1) space for each three hundred (300) square feet of gross floor area or one (1) space for each forty (40) square feet of auditorium, which.everis greater. 18....... One (1) space for each four (4) seats in largest auditori\l.m, or one (1) space for each 93 , !: ~.w<<S ~ (f) Dance hall, assembly or exhibition hall without fixed seats: one parking space for each 100 square feet of floor area used therefor. (g) Fraternity, sorority, rooming or boardinghouse, dormitory, and other similar uses with group quarter: one parking space for each three persons the establishment is designed to accommodate. (h) Furniture or appliance store, hardware store, wholesale establishments, machinery or equipment sales and service, clothing or shoe repair or service shop: two parking spaces plus one additional parking space for each 500 square feet of floor area over 1,000. (i) Golf club: one parking space for each five members or 4 spaces per hole, whichever is greater. (j) Hospital: one parking space for each four beds, plus one parking space for every two employees on the maximum working shift. J t I' (k) Hotel, motel, tourist home, seasonal cabin and other similar transient accommodations: one parking space for each sleeping room, suite, and guest accommodation plus specified require- ments for restaurants and related facilities. , (1) Manufacturing or industrial establishment, research or .testing laboratory, creamery, bottling plant, warehouse or similar establishment: one parking space for every two em- ployees on the maximum working shift or one space for each one thousand (1000) square feet of floor area, whichever is greater. {, (m) Mortuary or funeral home: one parking space for each 50 square feet of floor space in slumber rooms, parlors or indi- vidual funeral service rooms. (n) Printing or plumbing shop or similar service establishment: one parking space for each three persons employed therein. (0) Private clubs, lodge, civic club, connnunity club and similar organization not providing regular service ot food or drink: one parking space for each 5 members of such use or one space for each three hundred feet of gross floor space, whichever is greater. (p) Private clubs, lodge, C1V1C club, connnunity club and similar organization providing regular service of food or drink: one parking space for each 3 members of such use or one space for each three hundred feet of gross floor space, whichever is greater. (q) Restaurant, nigh.t club, cafe or similar recreation or amuse- ment establishment: one parking space for each 100 square feet of floor ,area. -46- esta b Ush ment~-One (1) space for each six 1 1 ~1..~Un t;c (a) Bank, Savings and Loan or simiiar financial hundt'ed (600) square feet of Floor Area. (b) Buwling Alley--Six (6) spaces for each lane. (c) Clinics or Ductors' Offices--One (1) space fur each three hundred (300) squat'e feet of Flout' At'ea. (d) Churches--One (1) space for each three (3) sea ts in the ma in sanctua ry. (e) Cummercial 04tdour Amusemen t-- Th irty (30) spaces plus one (1) space fot' each one hundred (100) square feet of Flour Area ovet' twu thousand (2,000) square feet. (f) Convalescent Home or Home for Aged--One (1) space for each six (6) rooms or beds. (g) Day Care Center--One (1) space fur every three (3) employees or one (1) space for every two hundred (200) square feet of Floor Area, which- evet' is greater. (h) Gasoline Service Station--Minimum of six (6) spaces. (i) Golf Course--Minimum of thirty (30) spaces. (j) High School, College or University-~One (1) space for each classroom, laboratory ot' instruc- tion a rea plus one (1) space for each four (L.) students accommodated in the institution. (k) Hospitals--One (1) space for every two (2) beds. (1) Hotel or Motel--One (1) space fot- each room, unit or guest accommodation. (m) Institutions of a Philanthropic Nature--Ten (10) spaces plus one ( 1) space for each employee. (n) Librat'Y or Museum--Ten (10) spaces plus one (1) for each three hundred (300) square feet of Floor Area. (0) Manufacturing, Processing or Repairing--One (1) space for each twu (2) employees ur one (1) -64- ~L..t-O I T'f space for each one thousand {I,OOO) square feet of Floor Area, whichever is greater. (p) Offices, General--One (1) space f..JL- each four hundred (400) square feet uf Fluur Area. (q) ReCl-eational, Pdvate Ol- Cummel-cial Al-ea Ol- Building (0ther than listed)..-One (1) space f0r every four (4) persons to be normally aCC0mm0- dated in the establishment. eel Restaurant or Cafeteria--One (1) space fOl- each forty-five (45) squal-e feet of usable seating al-ea. (5) Retail or Personal Service--One (1) space for each tW0 hundl-ed (200) square feet of Floor Area. (t) Sch00l, Elemental-y Ol- Juni0r High---One (1) space for each classro0m plus 0ne (1) space for each four (4) seats in any audit0rium, gym- nasium, 0r 0thel- place of assembly. (u) Storage 0r Warehousing--One (1) space for each tW0 (2) employees 0r one (l) space fOl- each one thousand (1,000) squal-e feet of Floor Al-ea, whichever is greater. (v) Thea tel's, Meeting Rooms and Places of Public Assembly--One (1) space for- every thr-ee (3) seats. (w) Commercial and Industrial Uses nut listed in (a) through (v) above--One (1) five hundr-ed (500) squar-e feet Area or- one (1) space per- employees, whichever is greater. (xl Tavern, Lounge or Private Club--One (1) space for each f0rty-five (45) square feet, including . balconies, of usable F100r Ar-ea. (y) Flea Mar-kets--One ( 1) space for each tW0 hundred (200) square feet 0f leasable area including customa cil-culati0n ar-eas and display space per- each of gt0SS Floor each tW0 (2) areas. -65~ . \ " kNWI&Ai,~ -34- (m) Manufacturing, processing or repalrlng - One (1) space for each two (2) employees or one (1) space for each one thousand (1,000) square feet of floor area, whichever is greater (n) Offices, general- One (1) space for each three hundred (300) square feet of floor area (minimum five (5) spaces) (0) Places of publ ic assembly not 1 isted - One (1) space for each three (3) seats provided (p) Recreational, private or commercial area of building (other than listed) one (1) space for every three (3) persons to be normally accomodated in the establishment . (q) Restaurant Or Cafeteria - One (1') space for every three (3) seats under maximum seating arrangement (minimum of five (5) spaces (r) Retail or personal service - One (1) space for each two hundred (200) square feet of floor area (minimum of five (5) spaces) (s) Schools, Elementary or Junior High- One (1) space for each classroom plus one (1) space for each four (4) seats in any auditorium, gymnasium, or other place of assembly (t) Storage or warehousing - One (1) space for each two (2) employees or one (1 ) space for each one thousand (1 ,000) square feet of floor area, whichever is greater (u) Theaters, meeting rooms and places of public assembley - One (l) space for every three (3) seats 10-i02 SPECIAL OFF-STREET PARKING REGULATIONS (a) In computing the parking requirements for any building or development, the total parking requirements shall be the sum of the specific parking space requirements for each class of use included in the building for development. (b) In the SF-l, SF-2, SF-3, SF-4, SF-5, TF-l, TF-2, TF-3, t~F-l, MF.-2, MF-3, 0, NS Districts, no parking space, garage, or carport or other automobile storage space or structure shall be used for the storage of any truck, truck trailer or van except panel and pi ckup trucks not exceedi ng one and one-half (1 1/2) tons capacity. (c) Floor area of structure devoted to off-street parking of vehicles shall be excluded in computing the off-street parking requirements of any use. 10-103 PARKING REQUIREMENTS FOR NEW OR UNLISTED USES (a) Where questions arise concerning the minimum off-street parking require- ment for any use not specificaTlylisted, the requirements may be interpreted as those of a similar listed use. (b) Where a determination of the minimum parking requirements cannot be readily ascertained for new or unlisted uses according to 10-103 (a) or' where uncertai nty exi sts, the minimum off-street parki ng requi rements shall be establ shed by the same process as provided in 8-200 for classifying new and un isted use. BUSINESS PARK DEVELOPMENT STANDARDS R A. PURPOSE: The business park is an identifiable development containing a mixture and variety of compatible site and building uses and activities within a specified area. The occupants permitted include a wide spectrum of uses and activities which benefit from the proximity to other uses within the business park. The business park provides a desirable location for manufacturing, warehousing, distribution, research and development, and support uses such as retail sales and service, and public/quasi-public facilities. The public and private improvements within the business park are characterized as relatively low traffic generation, minimum building coverage, generous building and parking lot setbacks, abundant and theme open space and landscaping, vehicular and parking lot screening, high quality site design and compatible architectural design. Land uses shall not create noise, vibration, solar glare,.fire and explosive hazards, hazardous materials, contamination, or any other blight which impacts the community's environment or the employees and visitors of the business park. The business park is a means of implementing community economic development goals and policies while improving community appearance and the quality of life for employees and visitors of the business park. The properties coQ-tained in the business park shall be developed with improvements which provide an economical and environmentally sensitive setting for agriculture, engineering, chemical, aerospace, telecommunications, medical, computers, veterinary science, petroleum, oceanographic science, and other compatible businesses. B. PERMITTED LAND USES: Manufacturing Permitted land uses include manufacturing, assembly, warehousing, transportation, recycling, office and management activities associated with the creation ot products. All activities will be conducted totally within an enclosed building(s). 1FT Typical land uses may include, but are not limited to the following: Instrument and Component Manufacturing Apparel Manufacturing Transportation Component Manufacturing Office Equipment and Supplies Manufacturing Electronics Manufacturing Electrical Machine Manufacturing Printing and Allied Products Rubber and Plastics Manufacturing Recycling and collection facilities RFT Warehousing and Distribution Permitted land uses include warehousing, transportation, office and management of products and/or product components for distribution to retail, wholesale, governmental or industrial customers. All activities will be conducted totally within an enclosed building(s). Research, Development and High Technology Permitted uses include research, product development and production, applied research requiring pilot product invention, laboratory testing, assembly and/or distr.ibution,sales, installation and/or servicing of high technology products and servIces. All activities will be conducted totally within an enclosed building. Low Tech and Offices Permitted uses include business services, product wholesale sales, product display and services, and professional services. These uses may include those which provide support services to other permitted uses in the business park or community. All activities will be conducted totally within an enclosed huilding. Low tech and office uses include, but are not limited to the following types of activities: Product Display and Wholesale sales Showroom and Office Product Training and Technical Services Marketing Accounting Architecture Engineering Planning Landscape Architecture Financial Consulting Medical Services Clerical/Secretarial Services Custodial Services Security Services Law Stock Brokerage Insurance Real Estate f'7 C. CONDITIONAL USES: Conditional land uses are limited to two categories of development: (1) Business Park Support Sales and Services, and; (2) public and semi-public services. Conditional Uses are not permitted within Blocks 3 and 6. Provided however, conditional uses may be located within the structures of permitted uses if the following conditions. are met; the conditional uses do not use more 5 percent of the structures area, the conditional use is not visible.from outside the structure, and no sign or. identification of the conditional use is visible from outside the structure or building. ( 1 ) Business Park Support Sales and Services are those users whose primary activity is accommodating the convenience goods and personal service needs of employees, visitors and customers of the business park. These uses include, .hut are not limited to the. following: Child care A childcare facility may be either a one story, free standing structure or part of Mini Convenience Center. Automatic Teller Machines An Automatic Teller Machine may be either a small, free standing, structure with drive-up access ot part of a Mini Convenience Center. A Drive-In Bank/Savings & Loan/Credit Union may be a one story, free standing structure or part ofa Mini Convenience Center, but in either configuration, it must have motor-vehicle based service as its primary mode of conducting business. r Drive-in Bank/Savings & Loan/Credit Union Mini Convenience Center A Mini Convenience Center isa single structure developed on a single lot containing three or more stores, shops or commercial enterprises utilizing shared parking facilities and site.access. The lot size will be a minimum of two acres, but no more than five acres. . The maximum building coverage area will not exceed 20 percent of the total lot area. The maximum floor area for each store, shop or commercial enterprize will not exceed 2,500 square feet. A Mini Convenience Center may include, but is not limited to the following users: Retail Convenience Store w/gasolinesales Small market, often franchised with limited inventory and choice of merchandise, that is designed to be easily accessible and frequently offers extended service hours, and aims at fast convenient services, purchase of necessities, staple goods, auto and household goods, snack food, hot coffee and/or food, with gasoline sales. Minor Emergency Clinic A health care facility which provides diagnoses and treatment for victims of accidents, emergencies, or minor illness without overnight facilities. Childcare Automatic Teller Machines Personal Service Shop A retail shop which provides personal services such as a barber a. beauty salon, clothes cleaning and pressing, video rental, or business supplies. Apparel Shops A retail shop which offers for sale wearing apparel and related merchandise (2) Public and quasi-public land users include, but are not limited to the following: Economic Development Agencies Fire Stations Post Offices Police Stations Vocational Technical Schools A secondary or higher educational facility primarily teaching the skills that prepare students for jobs in a technical or technical support trade. D. PROHmITED USES: The following uses are prohibited within the Business Park: Any permitted or conditional uses identified in the following zoning districts: Agriculture (A-D) Single Family Residential (R-I and R-IA) Duplex Residential (R-2) Townhouse (R-3) Apartment/Low Density (R-4) Apartment/MediumDensity (R-5) ApartmentslHigh Density (R-6) Mobile Home (R-7) Commercial Northgate (C-NG) Radio/Television Tower Public Parking Recycling Facility (Referto Section 8.18 - Recycling Facilities) Commercial and/or Non-commercia] Arena/Coliseum Commercial Amusements and/or Theme Parks Drive-in Eating Establishments Funeral Homes Commercial Garage Hospital or Sanitorium Boarding, care or treatment of any animal not involved in medical research Growing or production of any agricultural product Sheet Metal Fabrication Trailer and/or accessory equipment manufacture, rental, storage or repair Welding Shop Nursery/plant RetaillWholesale Sales Salvage or Junk Yards Aircraft Landing Strips, Sales, Service or Repair Storage of Explosives Tire Vulcanizing and Retreading Commercial or Non-commercial Theater or Motion Picture House Outside storage of any product, material, equipment or vehicle manufactured, assembled, sold or offered for sale, leased, rented, repaired, serviced, processed, salvaged, recycled, collected, used in research, and/or reconditioned, on or off site. Any retail sales or service use located within a self standing, single user structure including, but not limited to department store, supermarket or drug store. E. ACCESSORY USES: Heliport An area, either at ground level or elevated on a structure, licensed or approved for the loading and take-off of helicopters, and including auxiliary facilities such as parking, waiting room, fueling and maintenance equipment. Radio, Television, Microwave Tawer and/or Satellite Dish A tower or structure of skeleton framework or dish, attached directly to the ground or to another structure used' for the transmission or reception of radio, television, microwave, satellite or any other fonn of telecommunications signals. F. AREA REQUIREMENTS: Block 1 - 1 acre Block 2 - 3 acres except Lot 1- 6 acres Block 3 - as shown on the final plat Block 4 - Lot 1 and 2 as shown on the final plat, and Lot 3 - 1 acre Block 5 - 2 acres Block 6- 5 acres Minimum Lot Area: 1 acre Minimum Front Lot Width at property line Block 1 - 100 feet Block 2 - 200 feet Block 3 - as shown on the final plat Block 4 -Lot land 2 - as shown on the final plat, Lot 3 - 100 feet Block 5 - 200 feet Block 6 - 300 feet Minimum Lot Depth: none Minimum Front Building Setback from street R. O. W.: as shown on final plat Minimum Side and Rear Building Setback: 1 story/7.5 feet 2 story/I5 feet 3 story and above/45 feet G. ARCmTECTURALGUlDELINES: Objectives Structures shall be designed so as to provide an overall high quality and compatibility of architecture within the Business Park. Special emphasis shall be given to the following: (1) reducing the large-scale visual impact of buildings, (2) encouraging tasteful and imaginative design for individual buildings while retaining an overall sense of propriety (3) buildings shall be compatible with the streetscape, and (4) buildings and site improvements shall achieve a consistency of basic architectural design elements. All buildings are to be modem and progressive in design and concept. Buildings should reflect the technology of the day. Site Planning Design Criteria 1. Entrance drives shall be readily observab]e to the first-time visitor. 2. Conflicts between service vehicles, private automobiles, and pedestrians shall be minimized within the site. 3. Building entries shall be readily identifiable and accessible to the first-time visitor by such features as: a. Entry porte-cocheres b. Plazas c. Special planters and plantings d. Architectural walls 4. Architectural design shall be based on its compatibility and relationships to the landsca.pe, and vice versa. 5. Service, loading and delivery areas shall not be visible from public streets, private drives, public and/or visitor parking lots, walks, and the common open space as identified on the final plat. 6. Clearing for building sites, parking and drives shall be in conformance with Section J of this document. Building Massing and Form 1. All buildings shall have a horizontal appearance brought about by the use of horizontal bands and fascia to minimize the verticality ofthe structure. 2. Building exterior walls shall be visually reduced to human scale by: a. Fragmenting into smaller or multiple planes b. Mature landscaping and land form manipulation c. Wall texture placement d. Clustering small-scale elements such as planter walls around the major form e. Creation of a horizontal shadow line 3. Radical theme structures or signage, building, and'roofforms.which draw unnecessary attention from public streets and private drives to the building shall be avoided. 1. Building exterior wall materials: Materials a. One dominant material should be selected and expressed with its own natural integrity. Materials which convey permanence, substance, timelessness, and restraint are required . b. Low maintenance. should be a. major design criteria. c. Materials shall blend with those existing on the adjacent lot. d. Pre-engineered metal buildings and industrial-type structures featuring predominantly painted exteriors. are strongly discouraged. Corrugated metal-sided "Butler" type buildings shall not be permitted. e. Roof drainage down pipes on building fronts must be on the interior and not exposed. f. Reflective glass walls are permitted adjacent to landscaped areas, common open space and landscape easements. 2. Building Roofs: a. In instances where flat roof areas can be viewed from above, care should be taken that all roof vents, roof-mounted mechanical equipments, pipes, etc., are grouped together and painted to match wall and roof color and screened. b. Sloped rooftreatments are acceptable with certain exceptions. Sloped roofs may be of any traditional roof material except corrugated metal, wood, fiberglass, and asphalt. c. Mechanical equipment screening: All roof-mounted mechanical equipment shall be screened from view by parapetwalls or screening. Screens shall he attractive in appearance and reflect or complement the architecture of the building to which they belong. All. screening shall be the height of the. mechanical equipment, at a minimum. Consideration will be given to the view plane of adjacent developments. Color and Texture 1. Simple and uniform texture patterns are encouraged to create shadow patterns which will reduce the high visibility of the building. 2. Variations in color shall be kept to a minimum. 3. Colors shall be subdued in tone. 4. Accent colors may be used to express corporate identity. I. GARBAGE AND SANITATION: All sanitation collection units shall not be visible from private walks, public streets, private drives and the common open space as identified on the final plat. J. LANDSCAPING: The natural park-like character of the site shall be maintained and enhanced through landscape standards and guidelines which emphasize tree preservation, supplemental canopy tree plantings to imitate the natural tree groupings, and the incorporation of colorful masses of ornamental and understory trees. To create a cohesive character and quality throughout the development, the following landscape requirements shall be met: 1. The conditions and requirements as contained in Section 11, Landscaping, of the Zoning Ordinance. 2. The landscape design shall.be in general conformance with the landscape concept as shown on the Master Plan and the Master Landscape Plan. 3. The additional provisions for treatment of the Landscape, Access and Underground Utility Easements and Building Setbacks. as shown on the final plat shall he as follows: a. Existing Grades: (1) Existing grades shall not be altered, cut or filled, by more than six (6") inches. (Z) Existing grades within the dripline of existing trees tobe.preserved shall be maintained and protected in conformance with Section 11 requirements. b.Preservation of Existing Trees: All existing trees in good form and condition and reasonably free. of damage by insects and/or disease shallbe protected and preserved as follows: (1 )Within all :Landscape and Pedestrian Easements. (7)'For Blocks 3 and 6, said trees shall also be preserved within the building setbacks facing State Highway 6 and Spearman Drive. (3)pxisting trees maybe removed only as required for sidewalks and driveways and as stipulated in Section 11 of the Zoning Ordinance. Existing trees may be removed for the building footprint and parking lots plus ten (10) feet on each dimension. (4) Additional Site Plan Requirements: In addition to the site plan requirements as contained in Section 11, spot. grade elevations'shall be provided for the natural grade at the base.ofthe trunk of each existing tree. c. Supplemental Canopy Trees: To reestablish the continuity of tree masses of Blocks 3 and 6, additional canopy trees shall be planted within the L.A.UE. and the Building Setbacks which front State Highway 6 and Spearman Drive. (1) One canopy tree shall be planted for every forty feet (40') of frontage. (2).Trees shall be informally grouped to imitate natural patterns and shall be spaced twenty-five feet (25') to seventy feet (70') apart. (3) Trees shall be minimum 3.5" caliper (at 12" above the ground, typical). (4) Plant materials shall be as specified herein or as approved by the City Forester: Live Oak - Ouercusvir~inialla Water Oak- Quercus ni~ra Shumard Red Oak- Quercus shumardii Burr Oak - Quercus macrocarpa d. Colorful/Ornamental Trees: To enhance the wooded corridors with seasonal. color displays, ornamental trees shall be planted along and throughout the L.AUE.and Building Setbacks as indicated. (1) For Blocks 3 and 6, fronting State Highway 6 shall be planted with two (2) ornamental trees for every thirty feet (30') of street frontage. (2) For .all other L.A.UE.'s, two (2) ornamental trees shall be planted for every forty-five feet (45') of frontage. (3) Ornamental trees may be clustered as desired with distances between groupings nono exceed one hundred feet (1 00'). (4) Plant materials shall be as specified herein or as approved by the City Forester: Crape Myrtle "" erstroell-ia indica Redhud - Cercis calladensis Mexican plum ~Prunus mexicana Floweringdogwood- Cornustlorida Deciduous holly- Uex deci(lua Yaupon hoUy -llexvomitoria Eve's Necklace - Sol--hora afinis e. The required landscaping ofL.A.UE.'s and Building Setbacks, including the conditions contained in. Section 11 of the Zoning Ordinance as well as the requirements as set forth in these additional provisions, shall not count towards the required landscaping points. However, the landscaping points required shall be determined by deducting the square footage ofthe L.A.UE. and Building Setbacks from the total square footage of the site. The net square footage shall then be used to determine the point requirements as established in Section 11 of the Zoning Ordinance. K PARKING: The condition and requirements for parking shall be as contained in Section 9 of the Zoning Ordinance provided however, parking spaces shall be located behind the building setb---ck line as shown on the final plat and all parking spaces shall be screened from a public street and common open space with a four (4') foot screening wall andlor a permanent living screenclS approved by the City Forester. L. SCREENING: (1) All parking . facilities shall be screened from view of a public street and common open space by one or more ofthe following methods: (a) An earthherm that measures four (4') feetin height with a minimum of four (4') foot horizontal to one (I') footvertical slope or profile. (b) A planting strip that is continuous and measures four (4') feet in height at the end of two growing seasons. Vegetation used for screening purposes shall not accrue points toward the landscape requirements. (c) A masonry wall that matches the architectural style materialsandlor color of the building. (d) A combination of any of the three screening methods mentioned above. (2) Walls and/or planting strips shall be located at least two (2) feet from any parking area. (3) All methods of screening must be maintained during the life of the development. (4) Where the public street and/or the adjacent property site are at different elevations, the height of the screening shall be increased to ensure adequate screening. (5) A six (6') foot solid screening wall and fence shall be constructed adjacent to the property and/or lot line which abuts residentially zoned and/or used land uses. M. SIGNAGE: Refer to Section 12 - Sign Regulations The conditions and requirements.for signs shall be as contained in Section 12 of the Zoning Ordinance except as follows: (1) Signs shall include no more than three (3). colors and two lettering styles and at least one (1) ofthe colors must match the predominant colors of the building, provided however, standard logo company signs are permitted. (2) Freestanding signs shall be limited to the restrictions of Table I in Section 12, but shall not exceed the height of the building. (3) No flags, pennants, banners, or other wind-driven devices will be permitted except for a thirty (30) day period during the opening of an establishment. (4) All signs shall be constructed of one or more of the materials. used to construct the walls of the huilding and/or site structures. (5) Signs prohibited include fuel price signs, home occupation signs, off premise signs, political signs,. portable signs, and roof signs. N. UTILITY SERVICES: (1) All electrical lines shall be installed underground. (2) Pad mounted transformers shall be located behind the building setback line shown on the final plat and screened from parking lots, drives and walks. O. MISCELLANEOUS: Development shall conform to and/or implement the recommendations shown on the (I) Master Plan, and (2) the Master Landscape Plan. Additionally, development shall conform to the Final Plat. ." CITY OF COLLEGE STATION PLANNING DIVISION POST OFFICE BOX 9960 1101 TEXAS AVENUE COLLEGE STATION, TEXAS 77842-9960 (409) 764-3570 MEMORANDUM TO: Planning & Zoning Commission Sabine Kuenzel, Staff Planner iv~ FROM: DATE: June 9, 1994 SUBJECT: Parking Requirements for Manufacturing Facilities WCS Architects is requesting determination of the City's off-street parking requirements for manufacturing facilities. The Zoning Ordinance states that any uses that do not have specific parking requirements listed will be reviewed by the P&Z Commission. Texas Digital Systems, Inc. (IDS), which is a manufacturer of digital display boards, is planning to expand their operation which is located on F.M. 2818 between Welsh Ave. and Wellborn Rd. TDS currently employs 20 people in a 9,000 square foot building used for manufacturing and office space. The proposed addition will accommodate 5 additional employees in a separate building using 5,000 square feet for manufacturing and 2,700 square feet for office space. The applicant wants to add 5 parking spaces to the existing 23 spaces: one for each employee and 3 visitor spaces. The minimum off-street parking requirements in section 9.3 of the zoning ordinance does not include manufacturing facilities under the category of generator types. The planning staff has reviewed manufacturing parking requirements from other cities for P&Z review. Several Texas cities require parking spaces according to number of employees or square footage, whichever is greater. For example, Tyler, Amarillo, and Longview require one space for each 2 employees or one space: for each 1,000 square feet of floor area, whichever is greater. The problem with using this method is that the number of employees can change very rapidly depending on the type of finn that uses the site. In addition, the nature of "industry" not only changes from one firm to another, but one firm can change the nature of its usefrom one year to another. The Planning Advisory Service (PAS) has provided examples of manufacturing parking requirements from various cities throughout the nation. Two examples provide an alternative to the square footage requirement. South Burlington, Vermont requires 2 spaces for each 3 employees, plus one space for each company vehicle operating from the premises. Hilton Head Island, South Carolina requires 1 space for each 2 employees on the largest shift; 1 space for each member of the managerial or office staff, one visitor parking space for each 10 persons on managerial staff, and 1 space for each vehicle used directly in the conduct of the business. \. While it would be beneficial from a tnrong aspect to determine a parking requirement for all manufacturing uses, the diversity within the industry makes such a determination difficult, if not impossible. Therefore, it may be better in the long run for each individual new site or additions to existing sites to come before the Commission. In this manner, the individual company can present the circumstances surrounding the use, and P&Z can condition the parking requirements on the use remaining similar to the one approved. If conditions change, they will then need to come back before the Commission for additional parking requirements. .W.C.SCARMARDO architect PO BOX 3652 (409) 775-6373 ~ ~ 2108 MALONEY ST. BRYAN, TX May 18,1994 Ms. Sabine Kuenzel Planning Assistant City of College Station P.O. Box 9960 College Station, Texas 77842 RE: Parking requirements for manufacturing facilities Dear Ms. Kuenzel: I am requesting some clarification concerning the off-street parking requirements in the city. Our client, Texas Digital Systems,lnc.,is planning to build .an addition to their current facilities located on F.M. 2818 between Welsh Ave. and Wellborn Rd., and weare unclear on the type of generator the facility is classified as under the city's current off-street parking requirements. T.D.S. manufactures digital display boards, which they sell throughout the country. They currently do this with twenty employees working in a 9,000 square foot building that is composed of a manufacturing space and office space. T.D.S. currently has a concrete parking lot with twenty-three. parking spaces. The proposed addition would be a new separate building with 5,000 square feet of manufacturing space and 2,700 square feet of office space. T.O.S, plans to hire five new employees between now and the time of expansion. Based on our assessment of our client's needs T.D.S. will require one space for each employee and three visitor spaces. This would require the addition of five new spaces at the time of expansion. In the current City of College Station Zoning Ordinance, Section 9.3, Number of Off-Street Parking Spaces Required, there. appears to be no generator type that applies to manufacturing facilities. we would greatly appreciate it if you could explore this matter and contact our office so that we may properly address the city's minimum parking requirements. Should you have any questions, or if you require more information, pleasecaU me at 779-2398. Thank you for your assistance. Si~ l~/ll Patrick Smith f<tECEWEO t1A\{ 11 9 1994 ~ .W.C.SCARMARDO architect PO BOX 3652 (409) 775-6373 ~ ~ 2108 MALONEY ST. BRYAN, TX May 6, 1994 Ms. Shirley Volk Development Coordinator City of College Station P.O. Box 9960 College Station, Texas 77842 RE: Parking requirements for manufacturing facilities Dear Ms. Volk: I am requesting some clarification concerning the off-street parking requirements in the city. Our client, Texas Digital Systems, Inc., is planning to build an addition to their current facilities located on F.M. 2818 between Welsh Ave. and Wellborn Rd., and we are unclear on the type of generator the facility is classified as under the city's current off-street parking requirements. T.D.S. manufactures digital display boards, which they sell throughout the country. They currently do this with twenty employees working in a 9,000 square foot building that is composed of a manufacturing space and office space. T.O.S. currently has a concrete parking lot with twenty-three parking spaces. The proposed addition would be a new separate building with 5,000 square feet of manufacturing space and 2,700 square feet of office space. The number of new employees that will be hired at the time of expansion is undetermined at this time. In the current City of College Station Zoning Ordinance, Section 9.3, Number of Off-Street Parking Spaces Required, there appears to be no generator type that applies to manufacturing facilities. We would greatly appreciate it if you could explore this matter and contact our office so that we may properly address the city's minimum parking requirements. Should you have any questions, or if you require more information, please call meat 779-2398. Thank you for your assistance. Patrick Smith A~~ -trY; I/~/ 16'!-3 7'""d!-/ ~ ,Ij'~!o 7/ s~ CJLj-Et)d- /1/ J 'i ntE,~CI I:::.y ~:3 \/()::. k (.,./0:1./94 2:: ::~i1 pm ._._M______.___.._.___..._...___.______'_M.._______.._----.----- . Y' ()iH:: f) J( Uf::~ n ~.:. E7!], . () :: :::~; t..) C) :1. k )UiJ.)E,' C t:: t;E!;";,::\S;; ci.1. qi tEl 1 ('fl.-vci) ......_______...____._____.__.__..__.__.___._..______.._.___...M._.._____ :: :::: ::;: 1\' CJ 'r E :::: :;:; :::: ::;: :;:: :::: :::: :::: :::: ::;: :::: :::: :;:; :::::;:; 6/0 1 / ';:j ,q. 1 0:: 29 am:::; .t's my understandinq from my jlscussions with tne guy flom scarmardo \rchitect firm that tner~.wi11 be no ;ite plan unti they know exactly what .s needed to bring the site up to code. i think ratner than goinq out there lnd trying to second guess What 1S ~oing to happen in the way of ~xpansion, we should simply give them a ;ite plan cheCK list and tell them that 0vertnlng needS to be brought up to code. 11 there are prOblems w1th ~xisting stuff being brought up to code, maybe a special exception can be sought. however, at the very latest a site plan wlll nave to be drawn up ~efore we can determine exactly What can and cannot be brouqht UP to code. =wd by: S Volk===:::::==:: 6/01/94 lO~~38am= Fwd to: J Callaway ~1,J~~,~/~'~I\,~,~~~,~,'~'~I~~I~~~/~~,~'~~~~,~~~:~1~0~"\'~~~~ 'f'hl::lll~lt'it you (night want to kr\ow trl8 Jlrection we're p1annlng to take with th:.i..'";;,, I'i' y()U. i"i;::\VE! an'l p'(oblE'ms;;, IE.!t mE~ 1<110W be'fi~Fe r fDake tl1e cal1p 'lUtlarlks~ Fwc by: J Callaway:::: 6/01/94 12:05pm= F: ~t.) d t: I:) :: .... ~./ () 1 i< '~~/\I:\:'\,,\II\I~~"',,\II~/~/~'~~'~~,~~;~'~'\II~~/'~~~,~~~,~~,\,~'~~/~~ ! tninK it wl1l be fine to give him a cneck1ist and otner typical info we give other' j:JYo..jectsu We may need to let him know tnat he can get baCK with you if he feels lke ne is gOlng to have prOblems with a particular point, you can gu.ice him to tne proper variance '(()U'i:,:E,~\, (.",t c" I hi='\vE!ni' t bt~(~,'n :ll"lvol V(::~c:1 ''';0 I don't know if Scamardo's folks aye .tyyi.!"l~J .t() get U~; t(:) (10 their' WOY'k or l,-Jhi;:l t" Also, I nave not heard baCK on 'tt)8 ~5ewelr issue~N t'i2ve you? FW(:j tJY: E3 V()lk=:===::=:== 6/01./94 Fw(:! t(:): ,) Ca:llaway ]. ~ 1. t=3j::iii1::: ~~~11~1\'~1~.~/~/~1~/\,'~~/~/~'~~~'~~~~,/~'\,,\1~0~~~~~0;~~1~~/~ '....III.........rlJ...II~=' ~..I..r._......V ~'Il'.....:..'-III~;;;1U-=;\)'n ....1>(.,":: 'l;:;;' II I C....i \:J._' e in the back of my mind thaty I anted to find out the ZBA stuff by f?!d! ltv'cl by: wd to: J Callaway==== 6/01/94 B \/011-:: ~~~ = :2 () P iI) :::: '~/\t~tl~~~~\,~t~~~~~~/\t~~~I~~~~/~~~~~~I~/~~,~/~~~~/~'v hen it seems to me that we should be ble to give them the basic data the eed to. know- setbacks for the istrict, parking req., landscape req. if any) associated with the expansion perhaps not the # of points but tne asis for determining points), etc., ervious variances granted, etc... h~?y havee thee into (isurvey dra\;Jin~~~5, tc.) to determine what's needed after hat. ---....-----------------.----.-------------