(A) Adjustments in the minimum of spaces may be authorized by the Plan Commission where the applicant can document shared facilities arrangements with neighboring uses or where there are documented shared-ride or carpooling programs. The documentation for the joint use of shared parking facilities must be in the form of an easement or contract between property owners specifying the number of shared parking spaces and the terms and conditions of the joint usage of parking areas and access.
(B) The Plan Commission may authorize stalls sized for smaller vehicles (8' x 16') where the number of stalls being provided exceeds the minimum number required and where all of the minimum required stalls are full sized (9' x 18').
(C) The Plan Commission may authorize adjustments to the requirements where literal compliance with the specifications and standards would make the parking lot landscaping ineffective or unnecessary. Topographic constraints, existing vegetation, traffic safety, or compliance with fire or other public safety requirements may necessitate adjustments. The applicant should be prepared to respond to the following criteria in requesting an adjustment:
(1) The specific conditions which are unique to the applicant's land and do not exist on other land.
(2) The manner in which the strict application of the standards would deprive the applicant of a reasonable use of the land in the manner equivalent to the use permitted other landowners.
(3) Reasons that an adjustment to the standard would preserve, not harm, the public safety and welfare and will not alter the essential character of the area.
(D) Landscape standards for industrial areas.
(1) Introduction. The adopted City landscape for parking areas are intended to achieve desired aesthetic and environmental results from both within the interior and along the perimeter of parking areas. This is accomplished, in part, by applying the canopy tree, tree island and a minimum point schedule of 15 points for each parking space. The application of requirements provides a pleasing landscape transition between structures and the necessary parking facility. In addition, the landscape standards provide acceptable levels of community appearance for parking areas which are viewed from adjacent streets, public recreation areas and residentially-zoned lands. The intent, however, is to provide landscape parking areas which are planned and designed to blend with the overall desired community appearance. The standard requirements do not attempt to fully screen or hide parking areas.
(2) Variance for industrial parking. Applicants proposing industrial parking lots other than for designated visitor parking may propose a landscape option of effectively screening parking lots from off-site view. This variance would not require compliance of the canopy tree, tree island and minimum point schedule requirements. However, the proposed parking lot must conform to the landscape standard of full screening of the parking lot from public right-of-ways, public recreation sites and residentially-zoned lands.
(3) Minimum industrial screening standard.
(a) The proposed plan must satisfy the following conditions:
1. Effectively screen the parking area from views from public right-of-ways, public recreation sites and residentially-zoned lands.
3. Where plant materials are used for barrier screening, they must be of suitable size and density to accomplish the screening objective in the leaf-on season and within 5 growing seasons.
4. The effective height of the screen shall be not less than 4 feet.
5. Designated visitor parking areas and major entry drives are not included in this variance.
6. The screening area plan shall be subject to design review by City staff to determine the functional conditions of the screen and the aesthetic appearance of the proposal. Designs should strive for some level of diversity in utilizing landscape elements. This may include some combination of trees and shrubs, fence and landscape berms. The design review still includes an equal expectation of functional screening and a design which provides a visually-pleasing character to the parking perimeter.
7. Plans for parking areas shall include a description of snow removal methods and indicate snow storage areas. This shall be done in sufficient detail to demonstrate required plant screening will not be killed or harmed.
(b) Applicants may find it useful to submit a preliminary proposal to determine the specific areas requiring screening. The specific proposal will provide the detail of contractual plans.
(Ord. 586, passed 6-21-89) Penalty, see § 1.1.99