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HomeMy WebLinkAbout2017-3923 - Ordinance - 08/24/2017 ORDINANCE NO. 2017-3923 AN ORDINANCE AMENDING APPENDIX "A", "UNIFIED DEVELOPMENT ORDINANCE," ARTICLE SEVEN, "GENERAL DEVELOPMENT STANDARDS," SECTION 12-7.3 "OFF- STREET PARKING STANDARDS" OF THE CODE OF ORDINANCES OF THE CITY OF COLLEGE STATION, TEXAS, BY AMENDING CERTAIN SECTIONS RELATING OF OFF- STREET PARKING REQUIREMENTS; PROVIDING A SEVERABILITY CLAUSE; DECLARING A PENALTY; AND PROVIDING AN EFFECTIVE DATE. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF COLLEGE STATION,TEXAS: PART 1: That Appendix"A,""Unified Development Ordinance,"Article 7,"General Development Standards," Section 12-7.3, "Off-Street Parking Standards," of the Code of Ordinances of the City of College Station, Texas, be amended as set out in Exhibit"A" attached hereto and made a part of this Ordinance for all purposes. PART 2: That if any provisions of any section of this Ordinance shall be held to be void or unconstitutional, such holding shall in no way affect the validity of the remaining provi- sions or sections of this ordinance,which shall remain in full force and effect. PART 3: That any person,corporation,organization, government, governmental subdivision or agency, business trust, estate, trust, partnership, association and any other legal entity violating any of the provisions of this Ordinance shall be deemed guilty of a misdemeanor, and upon conviction thereof shall be punishable by a fine of not less than twenty five dollars ($25.00) and not more than five hundred dollars ($500.00) or more than two thousand dollars ($2,000) for a violation of fire safety, zoning, or public health and sanitation ordinances, other than the dumping of refuse.Each day such violation shall continue or be permitted to continue, shall be deemed a separate offense. PART 4: This Ordinance is a penal ordinance and becomes effective ten (10) days after its date of passage by the City Council, as provided by City of College Station Charter Section 35. PASSED,ADOPTED and APPROVED this 24 day of August,2017. ATT ST• APPR e V A OIL ‘(-'614' A.✓1� City ecru 'ay'r APPRO/' : I ..../ i Attorney ORDINANCE NO. 2017-3923 Page 2 of 16 EXHIBIT "A" That Appendix "A," "Unified Development Ordinance," Article 7, "General Development Standards," Section 12-7.3, "Off-Street Parking Standards," of the Code of Ordinances of the City of College Station, Texas, is hereby amended to read as follows: "APPENDIX A. UNIFIED DEVELOPMENT ORDINANCE. "Article 7. General Development Standards. "Sec. 12-7.3.-Off-Street Parking Standards. A. Purpose. The purpose of this Section is to establish the guidelines for off-street parking areas consistent with the proposed land use to: 1. Reduce the occurrence of non-resident on-street parking in adjoining neighborhoods; 2. Avoid the traffic congestion and public safety hazards caused by a failure to provide such parking areas; 3. Expedite the movement of traffic on public thoroughfares in a safe manner,thus increasing the carrying capacity of the streets and reducing the amount of land required for streets, thereby lowering the cost to both the property owner and the City; and 4. Provide flexibility and parking alternatives for developing and redeveloping properties to increase their viability. B. Off-Street Parking Spaces Required. 1. In all districts, for all uses, at the time any building or structure is erected, enlarged, or increased in capacity, or at any time any other use is established, there shall be off-street parking spaces provided for motor vehicles in accordance with the requirements specified herein, except as noted below. Exception: a. In all single-family residential and townhouse uses, at the time of construction, redevelopment, or when an addition to the number of existing bedrooms is completed there shall be off-street parking spaces provided for motor vehicles in accordance with the requirements specified herein. ORDINANCE NO. 2017-3923 Page 3 of 16 2. Where off-street parking facilities are provided in excess of the minimum amounts specified by this Section, or when off-street parking facilities are provided but not required, said off-street parking facilities shall comply with the minimum requirements for parking and maneuvering space as specified in this Section. 3. It shall be unlawful to discontinue or dispense with, or cause the discontinuance or reduction of, the required parking facilities apart from the discontinuance of the building, use, or structure without establishing alternative off-street parking facilities that meet these requirements. C. Dimensions,Access, and Location. This Section applies to any development or redevelopment of uses other than single-family residential, duplexes, or townhouses unless otherwise noted. 1. Each off-street parking space for automobiles shall have an area of not less than nine (9)feet by twenty (20)feet and each stall shall be striped. This standard shall apply for off-street parking for all uses including single-family residential, duplexes, and townhouses. Single-family residential and townhouses are not required to stripe parking spaces. 2. For properties located within the area described as "Area V" in the Southside Area Neighborhood Plan, an amendment of the City's Comprehensive Plan (Ordinance No. 2012- 3442), a new single-family structure may locate its parking, including both required and additional parking in the areas described below: a. Anywhere on the lot behind the structure with no limit on the size of the area; b. Anywhere in the side yards of the lot with no limit on the size of the area; and, c. An area located in front of the structure not to exceed a size equivalent to fifty(50)percent of the front portion of the property. The front portion of the property is the area of the lot within the side lot lines, the front setback, and the public right-of-way line (see graphic below). The square footage of parking allowed by this calculation may be located within or outside the boundary of the area used for calculations (see graphic below). The portion of the driveway located between the front property line and the structure shall be included in the maximum parking area square footage. ORDINANCE NO.2017-3923 Page 4 of 16 AREA V-ALLOWABLE LOCATION FOR PARKING b � F 7 145 feet N2 7c3 Y4 ''L. .44 VI -475 NN\\k'N\N5Nf:, \\\\\\Lt N, F r: : ::r nt ks\shilS EnpdeofPertr ing e u'C feet Street Pavement Edge STREET 3. For all detached single-family uses other than as set forth in subsection 2 above„ at the time of construction,reconstruction, or addition to the number of existing bedrooms, parking shall be located in the areas described below: a. Anywhere on the lot behind the structure with no limit on the size of the area.Parking located behind the structure shall be screened by a solid hedge wall,fence, or wall, at least six(6) feet in height. All solid hedge walls shall be one-hundred (100)percent opaque. All shrubs planted for a hedge wall shall be a minimum of 15 gallons each and evergreen; b. Anywhere in the side yards of the lot with no limit on the size of the area; and, c. Any area located in front of the primary structure not to exceed a size equivalent to fifty (50) percent of the front area. The front area is defined as the area of the lot within the side lot lines, the front plane of the primary structure and the public right-of-way (see graphic below). The driveway area shall be included in this calculation. ORDINANCE NO.2017-3923 Page 5 of 16 DETACHED SINGLE-FAMILY USES -ALLOWABLE LOCATION FOR PARKING SCI f, Y �8 \ \ \'''""\\:z: Is. „4\ 501,6 parking w s, \\\\ \\\\\ k'''''''\\'''''''''''\ \\ \\''\ \ ,,, ., Calculation area \\, \ . \ Front int Line Street Pavement Edge STREET 4. When existing detached single-family parking is expanded in front of the structure, it shall not exceed a size equivalent to fifty(50) percent of the front area as described above. 5. An eighteen-foot paved space (ninety-degree only)may be utilized where the space abuts a landscaped island with a minimum depth of four(4)feet. An eighteen-foot space may also be used when adjacent to a sidewalk provided that the minimum width of the sidewalk is six(6) feet. This standard shall also apply to off-street parking for single-family residential, duplexes, and townhouses. 6. The width of an alley may be assumed to be a portion of the maneuvering space requirement for off-street parking facilities located adjacent to a public alley. This standard shall apply for off- street parking for all uses including single-family residential, duplexes, and townhouses. ORDINANCE NO.2017-3923 Page 6 of 16 7. Each parking space intended for use by the handicapped shall be designed in accordance with the standards of the Texas Architectural Barriers Act(TABA) administered by the Texas Department of License and Regulation. 8. Each parking space and the maneuvering area thereto shall be located entirely within the boundaries of the building plot except where shared parking is approved by the City. 9. All parking spaces, aisles, and modules shall meet the minimum requirements, as shown in the following table. All dimensions are measured from wall to wall. PARKING SPACE AND AISLE DIMENSIONS A B C D E F Depth Width of aisle Width Module width Angle Width of stall of stall (degrees) of stall 90° One way Two way parallel One way Two way to aisle to aisle 0 22 feet 10 feet 12.0 feet 20.0 feet 22.0 feet 22.0 feet 40.0 feet 45 9 feet 21.1 feet 12.0 feet 20.0 feet 12.7 feet 54.2 feet 62.2 feet 60 9 feet 22.3 feet 15.0 feet 22.0 feet 10.4 feet 59.6 feet 66.3 feet 90 9 feet 20.0 feet 23.0 feet 23.0 feet 9.0 feet 63.0 feet 63.0 feet ORDINANCE NO.2017-3923 Page 7 of 16 F ►• i — L -- C \\\\\c)"' tf'94' Aisle 10. Parking lots located within fifteen(15) feet of a public right-of-way shall have a maximum of seven (7) contiguous spaces separated by an eighteen-by twenty-foot landscaped island. 11. All parking lots and drive aisles shall be setback a minimum of six(6)feet from any public right-of-way or public way. In sites subject to the Non-Residential Architectural Standards of this UDO, where parking or drive aisles are located between the building and the public right- of-way or public way,there shall be a minimum setback of ten(10)feet from the public right- of-way or public way to the parking area or drive aisle. 12. In SC Suburban Commercial and WC Wellborn Commercial districts, parking shall not be located between the structure and an adjacent single-family use or zoning district. Drive aisles and service aisles shall be permitted between the structures and an adjacent single-family use or zoning district. 13. Parking is discouraged along entrance drives and should be limited on major circulation aisles of large developments and major retail centers. 14. The Design Review Board may waive parking lot dimension requirements in the Northgate and Wolf Pen Creek districts if the development meets the goals of the master plan for the respective district. ORDINANCE NO.2017-3923 Page 8 of 16 D. Landscape Islands. 1. End Islands. a. A raised island, encompassing not less than one hundred eighty (180) square feet in area, shall be located at both ends of every interior and peripheral parking row,regardless of the length of the row. End islands may have sidewalks through them. Examples of interior and peripheral parking are shown in the figure below. Building j III\JTERIOR PARKING LOT W.',...: _ C. ,w I >1 co y \ I 1 t� 5y col . ` 1 V. I RRLPH A �. � A. .._�xF,...nr..:\ yak`'..\ k.....1`_)A... .F,. ..� PARKING i SETBACK I Street b. All end islands must be raised at least six(6) inches and curbed,with the majority of the area of each island planted or treated with enhanced paving. The soil within the planted area shall not be compacted or stabilized and shall be contiguous with the soil at the natural grade. 2. Interior Islands. a. All interior islands shall be evenly distributed throughout the interior of the parking area. b. For every fifteen (15) interior parking spaces, one hundred eighty (180) square feet of landscaping must be provided somewhere in the interior rows of the parking lot. Interior island areas may be grouped and configured as desired provided that circulation aisles remain clear and the minimum island area is not less than one hundred eighty (180) square feet. Interior islands may have sidewalks through them. c. End island areas that exceed the minimum required may be counted toward the interior parking island requirement. d. All interior islands must be raised at least six(6) inches and curbed, with the majority of the area of each island planted or treated with enhanced paving. The soil within the planted area shall not be compacted or stabilized and shall be contiguous with the soil at the natural grade. ORDINANCE NO, 2017-3923 Page 9 of 16 • E. Requirements Apply to All Parking Areas. Every parcel of land hereafter used as a public parking area, including commercial parking lots, visitor parking areas for single-family and townhouse uses, and parcels used for open-air sales lots, shall be developed and maintained in accordance with the requirements in this Section and as described in the City of College Station Site Design Standards. The requirements in this Section do not apply to overflow parking for churches, nor to temporary overflow parking for City events and temporary parking for special events. F. Surfacing. 1. General. All surfacing of off-street parking areas shall be constructed of either asphalt or concrete as described in the City of College Station Site Design Standards. Alternatives to the standards may be approved by the Administrator if it is demonstrated that the materials and design are equal or superior to the requirements in the Standards. All off-street parking areas shall be graded to drain and be maintained so as to dispose of surface water accumulated within the area.Parking spaces shall be arranged and marked so as to provide for orderly and safe parking of vehicles. 2. Non-Public,All-Weather Drive Surfaces. Temporary or permanent drive surfaces required for emergency access or turnaround for emergency vehicles must be constructed to function under all weather conditions. To accommodate a project during construction, phasing, or permanent installation, drive surfaces that do not meet the requirements for permanent pavement surfaces may be allowed at the discretion of the Administrator for the specific conditions stated below: a. Temporary All-Weather Surface(During Construction). A structure under construction must be accessible by an all-weather drive surface as specified in the City of College Station Site Design Standards. This temporary all-weather surface must be reworked or replaced to meet the permanent pavement standard as described in the City of College Station Site Design Standards prior to issuance of a Certificate of Occupancy; b. Semi-Permanent All-Weather Surface(During Phasing). In cases during phasing of a large project, emergency access and turnarounds often must be added as a temporary measure until additional phases are constructed. These emergency access areas may consist of permanent pavement surfaces as specified in the City of College Station Site Design Standards. When the additional phase is constructed,these areas must be removed or reworked to meet the permanent pavement standards as described in the City of College Station Site Design Standards; c. Permanent Surfaces. 1) All-Weather Surface(Permanent). In some development scenarios, an emergency access or turnaround must be constructed to meet emergency access purposes and is not required for public traffic, service vehicles or sanitation vehicles. In these cases,the area required for emergency ORDINANCE NO.2017-3923 Page 10 of 16 access only may meet the permanent pavement standards as specified in the City of College Station Site Design Standards. 2) Permeable Surface. (a) The use of porous materials (such as permeable concrete and pavers)to mitigate storm water sheeting and pooling of water may be used in off-street parking areas if the material meets vehicular loading standards and is approved by the Administrator. (b) Fire lanes may be constructed of porous materials such as permeable concrete and pavers to mitigate storm water sheeting and pooling of water, so long as it is demonstrated that the permeable surface can obtain sufficient land and compaction ratings for its application as approved by the City of College Station Fire and Sanitation Departments. (c) Single-family and townhouse visitor parking areas, as required in Single- Family Residential Parking Requirements for Platting, may also be constructed of porous materials such as permeable concrete and pavers to mitigate storm water sheeting and pooling of water. (d) Permeable surfaces approved as provided above shall be maintained in accordance with industry standards and to achieve mitigation of storm water sheeting and pooling of water. Failure to maintain permeable surfaces as required herein, shall constitute a violation of this Section of the UDO for which penalty provisions may be involved. G. Curbing Required. 1. General. The perimeter of all paved surfaces shall be curbed as described in the City of College Station Site Design Standards. Unless otherwise required pursuant of this Section, curbs may be omitted where drive aisles or parking spaces are located adjacent to a building if bollards or other protective devices are installed to protect pedestrian areas.Alternatives to the standards may be approved by the Administrator if it is demonstrated that the materials and design are equal or superior to the requirements in the Standards. 2. Temporary Curbing. A temporary curb may be permitted in lieu of the minimum standard stated in the City of College Station Site Design Standards, at the discretion of the Administrator, when a project is phased in such a way that a permanent,monolithic curb may preclude development of future phases or limit access to a recorded private or public access easement adjoining properties. Wheel stops shall not be permitted as a temporary curbing. Temporary curbing must have the appearance of permanent curbing and shall be temporarily attached to the pavement surfacing below and meet the minimum standards for dowelled-in curbs as described in the City of College Station Site Design Standards. ORDINANCE NO.2017-3923 Page 11 of 16 H. Number of Off-Street Parking Spaces Required. In computing the number of parking spaces required,the following rules shall govern: 1. Parking requirements based on square footage shall be based upon the gross floor area, unless otherwise stated. Service areas such as mechanical rooms, restrooms, and closets shall be included in the calculation of"gross floor area" for determining required parking spaces; 2. Where fractional spaces result in computing required parking spaces,the required number of spaces must be increased to the nearest whole number. At least one(1)parking space must be provided unless otherwise specified in this UDO; 3. The parking space requirements for a use not specifically listed shall be the same as those for the most similar to the proposed use, as determined by the Administrator; 4. Whenever a building or use constructed or established after the effective date of this UDO is changed or enlarged in floor area, number of employees, number of dwelling units, seating capacity, or otherwise, parking requirements shall be met on the basis of the enlargement or change. Whenever a building or use existing prior to the effective date of this UDO is enlarged,the enlarged building or increased use shall then and thereafter comply with the parking requirements set forth herein; 5. Where requirements are established on the basis of the number of seats, such requirements shall be based on the seating capacity as determined by the Building Official; 6. Where a manufacturing/industrial use has more than one (1) working shift of employees, parking shall be provided to accommodate overlap requirements during transition periods; and 7. The Design Review Board may waive parking space requirements in the Northgate and Wolf Pen Creek districts if the development meets the goals of the master plan for the respective district. MINIMUM OFF-STREET PARKING REQUIREMENTS Use Unit Spaces/ plus Spaces For: .Unit Airport As determined by the Administrator Banks 250 s.f. Floor area over 500 s.f.: 1.0 Bowling Alley As Determined by the Administrator Bus Depot As Determined by the Administrator 1.0 space per vacuum Car Wash(Self-Serve) Wash Bay 1.0 bay Church Seat 0.33* Convalescent Home/Hospital Bed 0.5 Duplex Dwelling: 1 &2 Bedroom DU 2.0 3+Bedroom BR 1.0 Dormitory Bed 0.75 Day Care Center 250 s.f. Floor area over 500 s.f.: 1.0 Fraternal Lodge 75 s.f. Floor area over 150 s.f.: 1.0 ORDINANCE NO. 2017-3923 Page 12 of 16 Use Unit Spaces/ Plus Spaces For: Unit Fraternity/Sorority House Person 1.0 1/30 s.f. meeting room Freight Station As Determined by the Administrator Funeral Parlor Seat 0.33 Furniture Sales, Freestanding 350 s.f Floor area over 700 s.f.: 1.0 Golf Driving Range Tee Station 1.0 Health Club/Sports Facility As Determined by the Administrator Gasoline and Fuel Service 300 s.f. 1.0 As Determined by the Group Housing BR 2.0 Administrator Health Studio 150 s.f. Floor area over 300 s.f.: 1.0 Hospital As Determined by the Administrator Hotel/Motel DU 1.0 1/200 s.f. meeting room HUD-Code Mann.Home DU 2.0 Laundry 150 s.f. Floor area over 300 s.f.: 1.0 Motor Vehicle Sales/Service: Office/Sales Area 250 s.f. 1.0 Service Area 200 s.f. 1.0 Medical or Dental Clinic <20,000 s.f. 200 s.f. Floor area over 500 s.f: 1.0 250 s.f. of non- 1/BR, including Mixed-Use Structure**** residential portion Floor area over 500 s.f.: 1.0 residential DU and of structure hotel/motel DU Multi-Family Dwelling: 1 Bedroom BR 1.5 2+Bedroom BR 1.0 Night Club 50 s.f. 1.0 Office Building 250 s.f. Floor area over 500 s.f.: 1.0 Personal Service Shop 250 s.f. Floor area over 500 s.f.: 1.0 Priv. School or Comm. Studio 100 s.f. Floor area over 200 s.f.: 1.0 Retail Sales & Service: GC, SC,WC,C-3 250 s.f. Floor area over 500 s.f.: 1.0 CI 350 s.f. Floor area over 700 s.f: 1.0 Restaurant(w/o drive-through) 65 s.f. Floor area over 130 s.f: 1.0 Restaurant(w/drive-through) 100 s.f Floor area over 200 s.f.: 1.0 Rooming/Boarding House Person 1.0 Sales Display 250 s.f. Floor area over 500 s.f.: 1.0 1.0*** (minimum of 2 with no Single-Family Dwelling BR*** more than 4 total spaces required per dwelling) Single-Unit Dwelling BR 1.0 Shopping Center**: GC, SC, WC,C-3 250 s.f 1.0 Cl 350 s.f. 1.0 1.0*** (minimum of 2 with no Townhouse BR*** more than 4 total spaces required per dwelling) ORDINANCE NO. 2017-3923 Page 13 of 16 Use - Unit Spaces/ Plus Spaces For: -Unit Theater Seat 0.25 Truck Terminal As Determined by the Administrator Two-Dwelling Unit BR 1.0 Veterinary Clinic 300 s.f. Floor area over 600 s.f.: 1.0 Warehouse 1,000 s.f. 1.0 "s.f." = square footage. "DU" =Dwelling Unit. "BR" =Bedroom. * Overflow parking above required parking spaces may be grassed rather than paved. All unpaved spaces shall be shown on site plan and organized for efficient traffic circulation using wheel stops and other appropriate measures as required by the Administrator. ** The minimum number of parking spaces for a shopping center shall be calculated at a rate of 1:250 in GC SC, or WC, and 1:350 in CI regardless of the composing uses unless otherwise determined by the Administrator that such composing uses require a modification to the applicable requirements. *** All single-family and townhouse uses, at the time of construction, redevelopment, or when an addition to the number of existing bedrooms is completed, shall come into compliance with the minimum off-street parking requirements. Garages that meet minimum dimensional standards may be counted towards parking requirements. **** Mixed-Use structures in the MU Mixed-Use and MF Multi-Family districts. I. Drive-Through Facility Queuing Requirements. 1. Minimum Number of Spaces. Drive-through queuing spaces shall be provided as indicated in the following table: Minimum Off-Street Queuing Requirements Activity Type Minimum Measure From Spaces Automated Teller Machine 3 Teller Bank Teller Lane 4 Teller or Window Car Wash Stall,Automatic 4 Service Position Car Wash Stall, Self-Service 3 Service Position Dry cleaning or Laundry 2 Window Oil-Change Station 3 Service Position Photo Lab 4 Pick-Up Window Restaurant Drive-Through 4 Order Box Restaurant Drive-Through 3 Order Box to Pick-Up Window Other As determined by the Administrator 2. Design and Layout. Queuing spaces or queuing areas shall be designed in accordance with the following criteria: a. Queue spaces or queuing areas may not interfere with parking spaces, parking aisles, loading areas, internal circulation or driveway access; ORDINANCE NO.2017-3923 Page 14 of 16 b. Each queue space shall consist of a rectangular area not less than ten(10) feet wide and eighteen and one-half(18.5) feet long with a vertical clearance as specified in the building code; c. Queue spaces are not interchangeable with parking spaces except for the following uses where the space providing services may count toward the parking requirement: bank teller, car wash, and oil-change station; d. A twelve-foot by-pass lane may be required adjacent to queue lines to allow vehicles an opportunity to circumvent the drive-through activity and exit the site; e. Queue areas and drive-through facilities shall be clearly identified with the appropriate signing and marking; and f. Spaces within a car-wash facility or drive-through oil-change station may be counted toward the queuing requirement. J.Alternative Parking Plans. 1. Scope. An"Alternative Parking Plan"represents a proposal to meet vehicle parking and transportation access needs by means other than providing parking spaces on-site in accordance with the ratios established in Section 12-7.3.1,Number of Off-Street Parking Spaces Required. 2. Applicability. Applicants who wish to provide fewer or more off-street parking spaces than allowed above shall be required to secure approval of an Alternative Parking Plan, in accordance with the standards of this Section. The Administrator may require that an Alternative Parking Plan be submitted in cases where the Administrator deems the listed standard to be inappropriate based on the unique nature of the use or in cases where the applicable standard is unclear.' 3. Contents. Alternative Parking Plans shall be submitted in a form established by the Administrator and made available to the public. At a minimum, such plans shall detail the type of alternative proposed and the rationale for such a proposal. 4. Review and Approval Procedure. The Administrator shall be authorized to approve Alternative Parking Plans. Appeals of the Administrator's decision may be made to the Planning and Zoning Commission. 5. Recording. An attested copy of an approved Alternative Parking Plan shall be submitted to the County Clerk=s office for recordation on forms made available in the Department of Development Services. Proof of recordation of the agreement shall be presented to the Administrator prior to issuance of a Building Permit. An approved Alternative Parking Plan may be amended by the Administrator. 6. Eligible Alternatives. A number of specific parking and access alternatives are described below. The Administrator shall,however,be authorized to consider and approve any alternative to providing off-street ORDINANCE NO.2017-3923 Page 15 of 16 parking spaces on the site of the subject development if the applicant demonstrates that the proposed plan shall result in a better situation with respect to surrounding neighborhoods, City- wide traffic circulation, and urban design than would strict compliance with otherwise applicable off-street parking standards. a. Demand-Based Parking. When the developer of a non-residential or multi-family development can demonstrate that such development will require fewer parking spaces than required by the standards of this Section, the Administrator may permit a reduction in the number of required parking spaces for the development. Such a reduction in parking spaces shall be justified by the applicant through the development of a parking study prepared by a professional engineer or transportation planner and submitted to the Administrator. Duplex,townhomes and single family developments are not eligible for the demand-based parking option. b. Shared Parking. The Administrator may authorize a reduction in the number of required off-street parking spaces for multiple-use developments or for uses that are located near one another and that have different peak parking demands or different operating hours. Shared parking shall be subject to the following standards: 1) Location. Shared off-street parking spaces shall be located no farther than five hundred (500) feet from the building site. The Administrator may waive this distance limitation,if adequate assurances are offered regarding the usability of the shared lot and the principle use (such as the operation of a van or shuttle service, etc.). 2) Zoning Classification. Shared-parking areas shall be considered accessory uses of principal uses that the parking spaces are intended to serve. Shared parking areas shall require the same or a more intensive zoning classification than that required for the most intensive of the uses served by the shared parking area; 3) Required Study and Analysis. The applicant shall submit a shared parking analysis to the Administrator that clearly demonstrates the feasibility of shared parking. The study shall be provided in a form established by the Administrator and made available to the public. It shall address, at a minimum,the size and type of the proposed development, the composition of tenants, the anticipated rate of parking turnover, and the anticipated peak parking and traffic loads for all uses that shall be sharing off-street parking spaces. The Administrator shall have the authority to require a revised study and analysis should conditions change that may result in a change in site parking conditions; 4) Shared Parking Agreement. A shared parking plan shall be enforced through written agreement among the owners of record. An attested copy of the agreement shall be submitted to the County Clerk's office for recordation on forms made available in the Department of Development Services. Proof of recordation of the agreement shall be presented to the Administrator prior to issuance of a Building Permit. If a shared parking agreement is revoked by the parties to the agreement, either off-street parking must be provided pursuant to this Section or an Alternative Parking Plan must be approved by the Administrator; and ORDINANCE NO.2017-3923 Page 16 of 16 5) Revocation. Failure to comply with the shared parking provisions of this Section shall constitute a violation of this UDO and shall specifically be cause for revocation of a Certificate of Occupancy or Building Permit. c. Off-Site Parking. The Administrator may permit all or a portion of the required off-street parking spaces to be located on a remote and separate lot from the lot on which the principal use is located, subject to the standards of this Section. 1) Location. No off-site parking space shall be located more than five hundred (500) feet from the building site. The Administrator may waive this distance limitation if adequate assurances are offered regarding the usability of the off-site lot and the principle use (such as the operation of a van or shuttle service, etc.). 2) Zoning Classification. Off-site parking areas shall be considered accessory uses of principal uses that the parking spaces are intended to serve. Off-site parking areas shall require the same or a more intensive zoning classification than that required for the use served; 3) Off-Site Parking Agreement. In the event that an off-site parking area is not under the same ownership as the principal use served, a written agreement among the owners of record shall be required. An attested copy of the agreement between the owners of record shall be submitted to the County Clerk's Office for recordation on forms made available in the office of the Administrator. Proof of recordation of the agreement shall be presented to the Administrator prior to issuance of a Building Permit. if an off-site parking agreement is revoked by the parties to the agreement, either off-street parking must be provided on-site pursuant to this Section or an Alternative Parking Plan must be approved by the Administrator. d. Bicycle Parking. The Administrator may authorize a reduction in the number of required off-street parking spaces for developments or uses that make special provisions to accommodate bicyclists. Examples of accommodations include bicycle lockers, employee shower facilities, and dressing areas for employees."