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914.07. - Alternative Access And Parking Plans.

914.07.A   Scope

An Alternative Access and 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

Sec. 914.02.A

.

914.07.B   Applicability

Applicants who wish to provide fewer or more off-street parking spaces than allowed pursuant to the Parking Schedule A (Sec.

914.02.A

) shall be required to secure approval of an Alternative Access and Parking Plan, in accordance with the standards of this section. The Zoning Administrator may require that an Alternative Access and Parking Plan be submitted in cases where the Zoning 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.

914.07.C   Contents

Alternative Access and Parking Plans shall be submitted in a form established by the Zoning 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.

914.07.D   Review and Approval Procedure

914.07.D.1   Small Facilities

If ten or fewer off-street parking spaces are required pursuant to Parking Schedule A (Sec.

914.02.A

), the Zoning Administrator shall be authorized to approve, approve with conditions, approve in part, deny, or deny in part the Alternative Access and Parking Plan for that use. Notification shall be provided in the form of a sign posted on the site of the primary use and the proposed parking facility (if any) at least ten (10) days before the Zoning Administrator takes action on the plan.

914.07.D.2   Large Facilities

The Zoning Board of Adjustment shall be authorized, in accordance with the Special Exception provisions of

Sec. 922.07

, to approve, approve with conditions, approve in part, deny, or deny in part Alternative Access and Parking Plans for uses that require more than ten off-street parking spaces (pursuant to Parking Schedule A [Sec.

914.02.A

]). A public hearing shall be required. Notification shall be provided in the form of (1) a sign posted on the site of the primary use and the proposed parking facility (if any) at least twenty-one (21) days before the hearing and (2) written notification at least fifteen (15) days prior to the hearing to all property owners and registered neighborhood associations within three hundred (300) feet of the proposed use and within three hundred (300) feet of the parking area.

914.07.E   Recording

An attested copy of an approved Alternative Access and Parking Plan shall be submitted to County Recorder's office for recordation on forms made available in the Office of the Zoning Administrator. Proof of recordation of the agreement shall be presented to the Zoning Administrator prior to issuance of a building permit. An approved Alternative Access and Parking Plan may be amended by the Zoning Board of Adjustment pursuant to

Sec. 914.07

.

914.07.F   Violations

Violations of an approved Alternative Access and Parking Plan shall be considered violations of this Zoning Code and subject to the enforcement and penalty provisions of Chapter 924.

914.07.G   Eligible Alternatives

A number of specific parking and access alternatives are described in Secs.

914.07.G.1

through 914.07.G.6.

914.07.G.1   Administrator Exceptions

The Zoning Administrator shall be authorized, in accordance with the Administrator Exception provisions of

Sec. 922.08

, to consider and approve the following alternatives to providing off-street parking spaces on the site of the subject development if the applicant demonstrates to the satisfaction of the Zoning Administrator that the proposed plan will result in a better situation with respect to surrounding neighborhoods, citywide traffic circulation and urban design than would strict compliance with otherwise applicable off-street parking standards.

(a)  Shared Parking

It is the City's policy to encourage efficient use of land and resources by allowing users to share off-street parking facilities for multiple use developments or for uses that are located near one (1) 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 further than one thousand (1,000) feet from the buildings and uses they are intended to serve. This distance limitation may be waived by the Zoning Board of Adjustment if adequate assurances are offered that van or shuttle service will be operated between the shared lot and the principal use.

(2)  Zoning Classification

Shared parking areas shall be considered accessory uses of primary 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 Zoning Administrator which clearly demonstrates the feasibility of shared parking. The study shall be provided in a form established by the Zoning 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 will be sharing off-street parking spaces.

(4)  Report from Planning Director

The Zoning Board of Adjustment shall request a report and recommendation from the Planning Director on the planning aspects of the proposed shared parking use.

(5)  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 County Recorder's office for recordation on forms made available in the Office of the Zoning Administrator. Proof of recordation of the agreement shall be presented to the Zoning Administrator prior to issuance of a building permit. A shared parking agreement may be revoked by the parties to the agreement only if off-street parking is provided pursuant to

Sec. 914.02.A

, or if an Alternative Access and Parking Plan is approved by the Zoning Board of Adjustment pursuant to

Sec. 914.07

.

(6)  Revocation of Permits

Failure to comply with the shared parking provisions of this section shall constitute a violation of this code and shall specifically be cause for revocation of a building permit.

(b)  Valet Parking

The Zoning Administrator shall be authorized, in accordance with the Administrator Exception provisions of

Sec. 922.08

, to permit valet parking as a means of satisfying otherwise applicable off-street parking standards, provided that the following standards are met:

(1)  An automobile shall be retrievable from its parking space with the movement of a maximum of two (2) additional vehicles; and

(2)  The Zoning Administrator certifies that the valet parking will not cause interference with the public use of streets or ways or imperil the public safety.

914.07.G.2   Special Exceptions

The Zoning Board of Adjustment shall be authorized, in accordance with the Special Exception provisions of

Sec. 922.07

, to consider and approve any alternative to providing off-street parking spaces on the site of the subject development if the applicant demonstrates to the satisfaction of the Zoning Board of Adjustment that the proposed plan will result in a better situation with respect to surrounding neighborhoods, citywide traffic circulation and urban design than would strict compliance with otherwise applicable off-street parking standards.

(a)  Off-Site Parking

The Zoning Board of Adjustment shall be authorized, in accordance with the Special Exception provisions of

Sec. 922.07

, to 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 primary use is located, subject to the following standards.

(1)  Location

No off-site parking space shall be located more than one thousand (1,000) feet from the primary entrance of the use served, measured along the shortest legal, practical walking route. This distance limitation may be waived by the Zoning Board of Adjustment if adequate assurances are offered that van or shuttle service will be operated between the shared lot and the primary use.

(2)  Zoning Classification

Off-site parking areas shall be considered accessory uses of primary uses that the parking spaces are intended to serve. Off-site parking areas shall require the same or a less restrictive zoning classification than that required for the use served.

(Ord. 28/November 17, 2000/Amend. U-25)

(3)  Report from Planning Director

The Zoning Board of Adjustment shall request a report and recommendation from the Planning Director on the planning aspects of the proposed shared parking use.

(4)  Off-Site Parking Agreement

In the event that an off-site parking area is not under the same ownership as the primary 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 County Recorder's Office for recordation on forms made available in the office of the Zoning Administrator. Proof of recordation of the agreement shall be presented to the Zoning Administrator prior to issuance of a building permit. An off-site parking agreement may be revoked by the parties to the agreement only if off-street parking is provided on-site pursuant to

Sec. 914.02.A

or if an Alternative Access and Parking Plan is approved by the Zoning Board of Adjustment pursuant to

Sec. 914.07

.

(b)  Bicycle Parking

The Zoning Board of Adjustment shall be authorized, in accordance with the Special Exception provisions of

Sec. 922.07

, to permit a reduction in the number of required off-street parking spaces for developments or uses that make special provisions to accommodate bicyclists provided that the following provisions are met:

(1)  That additional bicycle parking spaces, beyond those required, be provided in the form of enclosed bicycle lockers in a building or parking structure;

(2)  That lockers or showers be provided within the facility for the use of bicycle riders; and

(3)  That the reduction in the number of parking spaces be reduced by no more than one (1) space for each bicycle locker, and no more than ten (10) percent of the total required spaces.

(c)  Transportation Management Plan

The Zoning Board of Adjustment shall be authorized, in accordance with the Special Exception provisions of

Sec. 922.07

, to permit a reduction in the number of required off-street parking spaces for developments or uses that institute and commit to maintain a transportation management program, in accordance with the standards of this section.

(1)  Required Study

The applicant shall submit a study to the Zoning Board of Adjustment which clearly indicates the types of transportation management activities and measures proposed. The study shall be provided in a form established by the Zoning Administrator and made available to the public.

(2)  Transportation Management Activities

There shall be no limitation on the types of transportation management activities for which reductions may be granted from otherwise required off-street parking ratios. The following measures shall serve as a guide to eligible transportation management activities.

(i)  Posting and Distribution of Information

The distribution and posting of information from transit agencies and other sources of alternative transportation may be cause for a reduction in otherwise applicable off-street parking requirements.

(ii)  Transportation Coordinator

The appointment of a Transportation Coordinator with responsibility for disseminating information on ride-sharing and other transportation options may be cause for a reduction in otherwise applicable off-street parking requirements. In addition to acting as liaisons, Transportation Coordinators must be available to attend meetings and training sessions with the City or transit providers.

(iii)  Off-Peak Work Hours

Employers that institute off-peak work schedules, allowing employees to arrive at times other than the peak morning commute period, may be eligible for a reduction in otherwise applicable off-street parking requirements. The peak morning commute period is defined as 7:30 a.m. - 9:00 a.m.

(iv)  Preferential Parking

The provision of specially marked spaces for each registered car pool and van pool may be cause for a reduction in otherwise applicable off-street parking requirements.

(v)  Financial Incentives

The provision of cash or in-kind financial incentives for employees commuting by car pool, van pool and transit may be cause for a reduction in otherwise applicable parking requirements.

(3)  Report from Planning Director

The Zoning Board of Adjustment shall request a report and recommendation from the Planning Director on the planning aspects of the proposed shared parking use.

(d)  Transit Stops

The Zoning Board of Adjustment shall be authorized, in accordance with the Special Exception provisions of

Sec. 922.07

, to permit the incorporation of transit stops as a means of satisfying the otherwise applicable off-street parking standards, provided the following conditions are met:

(1)  The transit stop shall be designed to be a station or waiting area for transit riders, clearly identified as such, and open to the public at large;

(2)  The transit stop shall be designed as an integral part of the development project, with direct access to the station or waiting area from the development site;

(3)  The transit waiting area or platform shall be designed to accommodate passengers in a covered waiting area, with seating for a minimum of twenty (20) persons, shall include internal lighting, and shall include other features which encourage the use of the facility, such as temperature control within the waiting area or the inclusion of food vendors;

(4)  The maximum reduction in the number of parking spaces shall be no more than twenty (20) percent of the total required spaces;

(5)  The Zoning Board of Adjustment shall request a report and recommendation from the Planning Director on the planning aspects, and the potential impacts of the proposed reduction in parking through the provision of a transit facility;

(6)  The transit stop shall be maintained by the developer for the life of the development project.

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