SV-10 Spanish Valley Overnight Accommodations Overlay District Requirements

An ordinance establishing an overnight accommodations overlay district that can be sought for sites located within the Spanish Valley Highway Commercial District. See Spanish Valley Zoning Map for the location of the Highway Commercial District in which the overlay can be applied. 1) Purpose of Overlay Districts 2) Purpose and Intent of the Spanish Valley Overnight Accommodations Overlay District 3) Established Overnight Accommodations 4) Approval Procedures 5) Identification on Zoning Maps 6) Site Master Plan Required 7) Development Standards Part 1 General Requirements Part 2 Employee Housing, Affordable Housing and Mixed Use Requirements Part 3 Architecture, Density, Massing and Form Part 4 Additional Design Requirements Part 5 Open Space Part 6 Landscape Standards Part 7 Parking Requirements Purpose of Overlay Districts Overlay districts are established to provide standards addressing unique circumstances or conditions affecting single sites where the development of such sites is of special public concern. Upon approval of special purpose district zoning, the special purpose district replaces the previous base district. Overlay districts are established to provide for certain additional requirements for properties located in one or more base zoning districts. In addition to the requirements of the underlying base zoning district, the provisions of the overlay district would also prevail in the areas so zoned. 1) Purpose and Intent of the Spanish Valley Overnight Accommodations Overlay District Overnight accommodations have the potential to be an important part of the Spanish Valley and San Juan County economy. In order to support regional efforts to control the imbalance between such uses and other desired community uses as has taken place in Moab and Grand County, a clear policy is required to ensure the number of hotels and motels, commercial condominiums, bed & breakfasts (B&Bs), lodges and commercial campgrounds are aligned with other essential and desirable uses in the San Juan Spanish Valley and region. The Spanish Valley Overnight Accommodations Overlay Ordinance is an overlay district for properties located in the Highway Commercial and Highway Flex districts. It addresses both existing and vested overnight accommodations as well as new proposed uses. The purpose of the overlay district is to ensure that existing and future hotels and motels, commercial condominiums, bed & breakfasts (B&Bs), lodges, commercial campgrounds and other commercial overnight accommodation uses are designed and developed in a manner that address the impacts and the increased service needs that they generate. The Spanish Valley Overnight Accommodations Overlay Ordinance should be applied to all new proposals to ensure approved projects minimize community impacts and result in tangible community benefits through the application of creative design, the incorporation and support for mixed uses both on-site and elsewhere in the San Juan Spanish Valley, and through the provision and support for public uses and spaces to help support a balanced community structure. 2) Established Overnight Accommodations Established overnight accommodations (Established Overnight Accommodations), as indicated on the Spanish Valley Zoning Map, shall be considered legal, conforming uses. Established Overnight Accommodations will be allowed to make improvements including new overnight accommodation units within the boundaries of existing property. Specific design and development requirements shall be according to the underlying zone, e.g. the Spanish Valley Highway Commercial District. When the ownership of Established Overnight Accommodations changes, the new owner must comply with the provisions of this Spanish Valley Overnight Accommodations Overlay Ordinance. 3) Approval Procedures A three-step planning and approval process for new overnight accommodations is required as summarized in table 10-1: Table 10-1 APPLICATION IMPLEMENTATION WHAT IS ADDRESSED? APPROVAL LEVEL Spanish Valley Overnight Accommodations Overlay (Rezone) Application for Attaching Overnight Accommodations (OA) Overlay to a Specific Site, Property or Development A modification to the official Zoning Map, indicating the area or areas where the specific overlay district applies The physical location and extents of the proposed overlay zone Legislative (Rezone and Zoning Map Change) • Planning Commission (recommendation to County Commission) • County Commission (adoption) As a modification to the official Zoning Map and Zoning Ordinance, indicating the specific location of the application site and the terms upon which it will be developed Land area to be rezoned and general terms upon which it is approved, including but not limited to the following: § Proposed primary uses § Number of rooms/units § Design and development conditions § Special conditions and requirements § Other uses and development requirements Legislative (Rezone and Zoning Map Change) • Planning Commission (recommendation to County Commission) • County Commission (adoption) Development Agreement, Project Plan and/or Subdivision Plat As specific submittals and approvals specified in the applicable ordinances Specific project development requirements for development approval. Administrative Staff and/or Planning Commission approval according to the specific terms and ordinance obligations 4) Identification on Zoning Maps Approved Spanish Valley Overnight Accommodations Overlay districts and developments shall be indicated on the official Spanish Valley Zoning Map. This map shall also indicate the location and property extents of established overnight accommodations 5) Site Master Plan Required In approving a new Overnight Accommodation development in accordance with this section, a site master plan shall be prepared and submitted for consideration by the County Commission for approval. The master plan shall clearly indicate the purpose and details of the project, including technical facts and a clear description of how the proposed development provides benefits to the greater Moab region in San Juan County as compared to development carried out in accordance with the otherwise applicable zoning and development regulations. More specifically, the master plan shall include at a minimum the following: a) A statement by the applicant describing how the proposed development provides greater benefits to the Spanish Valley and the County than would a development carried out in accordance with otherwise applicable zoning and development regulations. b) A map and description of sensitive lands within the or adjacent to the proposed development and how they will be addressed, including but not necessarily limited to the following: • Public drinking water supply watersheds (recharge areas for the aquifer in the Glen Canyon formation); • Floodplains and riparian habitats; • Slopes in excess of 30 percent; and • Significant geological, biological, and archeological sites. c) Identification of site planning features and a description of how they will be addressed to promote seamless transition between on-site uses and the surrounding site conditions. d) A description of the beneficial public services and goods the project provides to the community. This should include a community benefit concept description, and specific documentation of the proposed types, amounts, locations and relationships of compatible uses provided within the development that provide beneficial public services and goods to the community. Examples of such uses may include on-site and contributions to off-site employee housing, affordable housing, workforce housing, mixed uses, residential, office, commercial and civic uses, public open space, and publicly-accessible indoor/outdoor gathering spaces, for example. e) Documentation of the specific utilities and infrastructure that are designed and installed to conserve limited natural resources such as water. Examples include preparation of a water use master plan for the project, the incorporation of gray-water re-use systems, implementation of water conserving landscapes that go beyond the requirements of the Spanish Valley Water Efficient Landscape Requirements such as installation of real-time water monitoring systems, the incorporation of water-efficient fixtures, and the incorporation of dark-sky friendly lighting systems that exceed those contained in the Spanish Valley Outdoor Lighting and Sign Illumination Requirements f) A narrative and graphic presentation of the development, documenting and presenting the proposed development and land uses by: • Gross acreage; • Total project density and/or square footage for all uses proposed for the project (including overnight accommodations) per gross acre; • Total number of overnight accommodation units; • Overnight accommodation unit density expressed as a per-acre ratio; • Total number and type of on-site employee and affordable housing units; • Common area and private open space acreage; • Total number of parking spaces required and provided, including bicycle parking; • Parking, service and loading area acreage/spaces; • Project Floor Area Ratio (FAR); • Public open space and similar publicly-accessible feature acreage; • Descriptions and graphic representations suitable for conveying the overall development character and proposed architectural style of the proposed development; and • The relationship of the proposed development to existing development in the area, along the highway and to significant natural and built features in the area. g) A Traffic Study prepared by a licensed transportation planner or traffic engineer, documenting project traffic generation, impacts (including traffic noise) and proposed mitigations and modifications. h) A Site Plan prepared in accordance with the requirements of the County and the Development Standards specific to this section shall be approved and filed with the findings of fact as part of the approval. The site plan shall indicate at a minimum all major roads, site access roads, parking and service areas, trails and trail connections, major utilities, existing and proposed land uses, common area, open space, landscaping plan, a conceptual drainage plan and entrance locations on existing roads. i) A statement of how the proposed development is consistent with the San Juan county Spanish Valley Area Plan and the San Juan County General Plan; and j) Other relevant information that will support the application or as otherwise requested by County staff. 6) Development Standards Part 1 General Requirements 1. Applicability The following are general development standards applicable in the Spanish Valley Overnight Accommodations Overlay. The general development requirements of the underlying zone shall apply unless otherwise indicated. 2. Density and Heights Maximum density and heights shall be no greater than that permitted in the underlying zone district. 3. Lots • Typical Lot Dimensions. All lots of record shall be developed to meet established standards. • Typical Lot Configuration. All lots shall front a public street unless otherwise approved. • Lot Shape. To create regular, rectangular lots, side property lines shall be perpendicular to the vehicular right-of-way to the extent practical. 4. Lot Configuration Primary uses should face the fronting roadway and configured in a fashion that responds to the context, including natural site conditions such as slope and topography. The intent is to carefully incorporate new development in a manner that fits the established character and form of the surrounding area, resulting in a unified appearance. Pedestrian and cycling amenities such as sidewalks, trails, dedicated corridors and similar features should be provided in a manner is coordinated with the needs of vehicles, resulting in holistic, safe and attractive circulation solutions. 5. Lot Access For Developments fronting U.S. Highway 191 The traffic and speed of vehicles on this roadway presents challenges for providing direct access to projects and for creating a walkable/bikeable street environment in the surrounding area. Direct access from the highway shall meet all ZUDOTY standards and requirements and be designed in a manner to connect directly to the proposed frontage roads along the highway. For Developments fronting all other roads The use of small access roads, alleys and other appropriate access ways from the fronting road and/or from the sides and rear of properties is encouraged. 6. General Open Space Requirements The following are requirements for provision of civic open space: • Developments over 5 acres are required to provide a minimum of 5% total lot area as publicly-accessible open space. Developer shall work with County to determine the appropriate location and design of proposed open spaces. • For developments under 5 acres, a minimum of 5% total lot area as publiclyaccessible open space or contributions to the development of the same in other locations in the Spanish Valley will be used to ensure adequate open space is provided in the area. 7. Streets and Access Roads General Requirements. • Address all modes of travel, including pedestrian traffic, bicycle, transit and vehicular traffic. • Address all features of the access road and public road rights-of-way, including sidewalks, traffic lanes, bicycle lanes and medians. • Provide adequate access for vehicles, pedestrians and cyclists pedestrians. • Create access roads that are appropriate for their context and use that encourage travel at appropriate volumes and speeds. • Create streets and access roads that reduce storm water runoff quantity and improve the quality of storm water runoff. • Follow design specifications and standards defined by County Public Works. • Variations from otherwise required road design standards may be approved where it is demonstrated that such exceptions will not be detrimental to the public health, safety and general welfare. 8. Road Design Standards Variation from otherwise required road design standards may be approved where the applicant demonstrates that such exceptions will not be detrimental to the public health, safety and general welfare. 9. Bicycle Facilities On-site bicycle accommodations should be provided as determined by County staff. 10. Storm Water Management Incorporation of storm water management best practices, including Low-impact Development (LID) techniques within the access road right-of-way and parking design is required. Examples include incorporating drainage swales, slotted curbs, sub-surface sumps and French drains; and the use of permeable paving in parking areas. Part 2 Employee Housing, Affordable Housing and Mixed Use Requirements 1. General Conditions All developments applying the Spanish Valley Overnight Accommodations Overlay must provide a significant mix of employee housing, affordable housing, commercial, retail, office, civic and similar uses to offset the impacts of hotel/motel projects. A minimum of 30% of the space dedicated to the primary hotel/motel floor area shall be dedicated to mixed uses other than the primary hotel/motel use. The required mixed uses may be designed and developed on-site or elsewhere in the general vicinity of the proposed development. 2. Design and Evaluation Criteria The following are general conditions that will result with a successful mixed-use development: A. Incorporates imaginative site and building design with a compatible mixture of land uses that encourage pedestrian, bicycle and other multi-modal access to the proposed development; B. Applies sensitive land use and site design that avoids the creation of incompatible land uses; C. Mitigates impacts that the project creates with respect to transportation, traffic, noise, public utilities, open space, recreation, public facilities and services, site circulation, solid waste disposal and recycling, water, sewer, storm drain and similar systems; D. Protects and preserves the natural environment to the maximum extent possible, including but not limited to conserving water to the greatest degree possible, protecting the water quality of the regional watershed, meditating storm water and floods, and protecting sensitive and critical natural lands and the protection of viewsheds. E. Preserves and/or creates open space and outdoor meeting places for the enjoyment of the San Juan County residents, employees of businesses located within the valley, and the general public; F. Provides publicly-accessible plazas, commons, greens, parks or civic buildings or spaces s for social activity and assembly for the community; G. Incorporates a mix of employee housing and affordable housing types and ownership patterns; H. Includes uses that provide employment opportunities and under-provided goods and services; I. Provides a balanced mix of uses that reduce reliance on personal automobiles on a daily basis; J. Provides high-quality architectural and site design that is harmonious with the local context, the unique red rock setting and adjacent uses; K. Incorporates well-designed and laid-out access roads, parking lots, trails and pathways that are specifically designed for the convenience and safety of pedestrians and cyclists as well as for meeting the needs of vehicles; and L. The provision of clustered development to preserve open space and preserving critical viewsheds while still achieving an appropriate overall density for region. 3. Mixed Use Development Standards All development and design standards described in this chapter and elsewhere in the code shall apply, in addition to the following mixed-use specific standards: A. Generally-acceptable Uses: residential, commercial, recreational, retail, civic and open space B. Location of Uses: commercial shops, offices and civic uses shall be located on the ground floor adjacent to the street frontage, with hotel/motel and residential uses provided in all other locations; and C. Pedestrian-oriented Design Required: direct access to pedestrian-oriented services is required to promote pedestrian/bicycle uses in the development area. Part 3 Architecture, Density, Massing and Form 1. General Conditions The following are the general physical characteristics of OA-Hotel/Motel uses, including associated mixed uses, within the overlay district. • Each building or structure can house a variety of uses depending on the design concept and functional requirements of each development. • All buildings constructed shall be permanent construction without a chassis, hitch, or wheels, or other features that would make the structure mobile, unless otherwise noted. • Attached accessory structures are considered part of the principal structure. • Detached accessory structures are permitted and shall comply with all setbacks except the following: • Detached accessory structures are not permitted in the front yard. • Detached accessory structures shall be located behind the principal structure in the rear yard. • Detached accessory structures shall not exceed the height of the principal structure. 2. Building Siting • More than one principal structure permitted on a lot. • All setback areas not covered by a building or parking must contain either landscape, patio space, public open space, or a sidewalk/trail. 3. Building Height • See existing zone for minimum and maximum height limitations and requirements. • See existing zone for minimum and maximum setback requirements. • Ground stories uses facing the primary street must have a minimum interior height of 12’ and a maximum of 14’ to facilitate the incorporation of commercial and mixed uses. 4. Building Layout and Configuration • Ground stories facing the primary street must be occupied by uses other than overnight accommodations. Examples include retail, recreation, commercial, office and civic uses. • Parking may be located within a building or as part of well-landscaped and buffered parking lots. 5. Street View Requirements • For uses located on the ground floor facing the primary fronting street(s), 60% Minimum Ground Story Transparency is required, measured floor to floor. Transparency is any glass in windows and/or doors, including any mullions, that is highly transparent with low reflectance. • Air conditioning units and similar mechanical requirements should be avoided on rooftop locations, and fully-screened from view when unavoidable. • Blank Wall Limitations are required on all facades facing the primary street. No rectangular area greater than 30% of a story’s facade, as measured from floor to floor may be windowless, and no horizontal segment of a story’s facade greater than 10 feet in width may be windowless, unless otherwise approved. • A mix of entrance types may be utilized, aligned with the overarching architectural theme or concept. All buildings must have an easily-discernable Principal Entrance located on the primary street side of the principal building. • Street Entrances – the minimum number and maximum spacing between entrances on the ground floor building facade with street frontage to match a clear development design theme or concept is required. • Vertical Facade Divisions - the use of a vertically oriented expression lines or form to divide the facade into increments that enhance the design concept are required. Acceptable elements may include columns, pilasters, scoring lines and other continuous vertical features at least 1.5” in width. • Horizontal Facade Divisions - the use of significant shifts in the façade every 45’ at minimum to divide portions of the façade into horizontal divisions. Major dividing elements should be integral to the architectural layout and form of the structure, with minor delineations encouraged through the uses of expressions lines in the form of cornices, belt courses, string courses, or other continuous horizontal divisions. Part 4 Additional Design Requirements The following outlines the district design guidelines that affect a building’s appearance and district cohesiveness. They improve the physical quality of buildings, enhance the pedestrian experience, and protect the character of the neighborhood. 1. Materials and Color • Primary Facade Materials. 80% of each facade shall be constructed of primary materials. For facades over 100 square feet, more than one material shall be used to meet the 80% requirement. • Permitted primary building materials will include high quality, durable, natural materials such as brick and stone; wood lap siding; fiber cement board lapped, shingled, or panel; metal siding; glass. Other high quality synthetic materials may be approved as part of a unified theme or design concept. • Secondary Facade Materials are limited to details and accents. Examples include gypsum reinforced fiber concrete for trim and cornice elements; metal for beams, lintels, trim; and exterior architectural metal panels and cladding. • Exterior Insulation and Finishing Systems (EIFS) is permitted for trim only or on upper floor facades only. • Acceptable Roof Materials include 300 pound or better, dimensional asphalt composite shingles, metal tiles or standing seam, slate, and ceramic tile. Other roof materials may be considered for approval. • Color - main building colors shall be complementary to existing buildings in the area, the surrounding landscape and visual backdrops. • Appropriate Grade of Materials. Commercial quality doors, windows, and hardware shall be used throughout the district. 2. Windows, Awnings and Shutters • Windows - all upper story windows of overnight accommodation, mixed use and associated buildings shall be recessed and double hung. • Plastic awnings are not permitted. Awning types and colors for each building face shall be coordinated. • If installed, shutters, whether functional or not, shall be sized for the windows. If closed, the shutters shall not be too small for complete coverage of the window. Shutters shall be wood. 3. Balconies • Balconies shall be a minimum of six feet deep and five feet wide. • Balconies that are not integral to the facade shall be independently secured and unconnected to other balconies. • A maximum of 40% of the front and corner side facades, as calculated separately, may be covered with balconies, including street-facing railing and balcony structure. 4. Treatments at Terminal Vistas • When a street terminates at a parcel, the front or corner side of a building or a significant landscape feature, whether fronting a Primary Street or not, shall terminate the view. 5. Building Variety Building design shall vary between vertical facade divisions, where required per the Building Types, and from adjacent buildings by the type of dominant material or color, scale, or orientation of that material and at least two of the following: • The proportion of recesses and projections. • The location of the entrance and window placement, unless storefronts are utilized. • Roof type, plane, or material, unless otherwise stated in the Building Type requirements. 6. Drive-through Uses • Drive-through structures and uses are not allowed. Part 5 Open Space To provide open space as an amenity that promotes physical and environmental health to project uses and the community, with a primary function of providing access to a variety of active and passive open space types. 1. General Requirements Developments over 5 acres are required to provide a minimum of 5% total lot size as publicly-accessible and usable civic open space. Developer shall work with San Juan County to determine the best and most appropriate location of open space. For parcels under 5 acres, impact fees and other funding will be used as mechanisms to ensure adequate open space is provided. All open space provided shall comply with one of the Open Space Types that follow: • Plaza – a formal, medium-scale (0.5 to 1.5 acre) gathering place for civic, social, and commercial purposes. May contain a greater amount of impervious coverage than other open space types. Special features, such as fountains and public art installations, are encouraged. • Square - a medium-scale (1 to 2 acre) open space to gather for civic, social and commercial purposes. Squares are rectilinear in shape and are bordered on all sides by a vehicular right-of-way, which together with building facades creates its definition. • Green – an informal, medium scale (0.25 to 2.0 acre) park with active or passive recreation amenities for neighborhood residents within walking distance; mainly fronted by streets. • Pocket Park – a small-scale (.5 to 1.5 acre) open space, that is primarily designed to accommodate a range of active and passive recreation and gathering space uses, primarily local neighbors and residents within walking distance. • Local and Neighborhood Parks – medium to large (3-acre to 10 acre) parks that accommodate both active and passive recreational amenities for local residents and the larger community. Parks have primarily natural plantings and are frequently formed around an existing natural feature such as a water body or stands of trees. • Regional Parks – large parks typically at least 50-acres in size to accommodate both active and passive recreational activities for local residents and the surrounding community. These parks are typically the site of major recreational features such as sports complexes, aquatic centers, recreation centers and similar amenities. They should be well linked with the surrounds and settings, linked with regional and local trail systems, and primarily utilize natural plantings. • Greenway – long and linear open spaces that serve to enhance connectivity between open space types and other uses. Greenways often follow a natural feature, such as a river, stream, ravine, or man-made feature, such as a vehicular right-of-way. A greenway may border other open space types. Part 6 Landscape Standards The landscape standards outlined in this section are designed to meet the following goals: • To provide suitable outdoor settings; • To increase the compatibility of adjacent uses and minimize the adverse impacts created by adjoining or neighboring uses. • To provide responsible and environmentally-appropriate green spaces and infrastructure through the use of water efficient landscape design techniques, tools and standards. • To shade large expanses of pavement and reduce the urban heat island effect. 1. Applicability Landscapes, trees and buffers shall be installed as detailed in this section and detailed elsewhere in the county code. 2. Water Efficient Landscaping Refer to Spanish Valley Water Efficient Landscape Requirements. 3. General Landscape Installation Requirements The installation of landscaping shall adhere to the following standards. • National and Regional Standards. Best management practices and procedures according to the nationally and regionally accepted standards shall be practiced. All landscaping and trees shall be installed in conformance with the practices and procedures established by the most recent edition of the American Standard for Nursery Stock (ANSI Z60.1) as published by the American Association of Nurserymen. • Maintenance and Protection – all landscaping and trees shall be maintained according to the most recent edition of the American National Standards Institute, including its provisions on pruning, fertilizing, support systems, lighting protection, and safety. • Installation – landscaping shall be fully installed prior to the issuance of a certificate of completeness. • Condition of Landscape Materials shall be: § Healthy and hardy with a good root system. § Chosen for its form, texture, color, fruit, pattern of growth, and suitability to local conditions. § Tolerant of the natural and man-made environment, including tolerant of drought, wind, salt, and pollution. § Appropriate for the conditions of the site, including slope, water table, and soil type. § Protected from damage by grates, pavers, or other measures. § Plants that will not cause a nuisance or have negative impacts on an adjacent property. § Species native or naturalized to San Juan County region, whenever possible. • Minimal use or no use of lawns, turf and similar water-craving landscapes is required. 4. Irrigation Systems Permanent irrigation, beyond establishment, is required and shall adhere to the following standards. • All irrigation systems shall be designed to minimize the use of water, as detailed in the San Juan County water-conserving landscape ordinance. The use of drip, emitter, bubbler and other water-conserving irrigation systems are required, 5. Landscape Maintenance All landscaping shall be maintained in good condition at all times to ensure a healthy and orderly appearance. • All required landscape shall be maintained to adhere to all requirements of this ordinance. • Replacing Unhealthy Landscaping. Unhealthy landscaping shall be replaced with healthy, live plants by the end of the next applicable growing season. This includes all plant material that shows dead branches over a minimum of 25% of the normal branching pattern. • Maintenance Responsibility. The owner is responsible for the maintenance, repair, and replacement of all landscaping, screening, and curbing required herein. • Maintain Quality and Quantity. Maintenance shall preserve at least the same quantity, quality, and screening effectiveness as initially installed. • Fences and Other Barriers. Fences, walls, and other barriers shall be maintained in good repair and free of rust, flaking paint, graffiti, and broken or damaged parts. • Tree topping is not permitted. 6. Frontage, Side and Rear Buffers The purpose of frontage buffers is to lessen the visual impact of vehicular areas visible from the street and adjacent properties. Side and rear buffers minimize the impact that the overnight accommodation development may have on neighboring zones and districts. These should include a landscape design that is engaging, beautiful and appropriate for the specific setting and context. Plants should include a range of perennials, decorative grasses and small shrubs as appropriate for reducing the visual impact of vehicular areas visible from the street while also meeting San Juan County Water Efficient Landscaping requirements. 7. Interior Parking Lot Landscape The intent is to provide shade, minimize paving and associated storm water runoff, and improve the aesthetic look of parking lots. Internal areas not dedicated to parking or drives shall be landscaped with a minimum of one medium or large shade tree for the first 150 square feet and one medium or large shade tree for every 650 sf thereafter. • Each parking space must be located within 50’ of a tree planted within parking lot interior. Minimum of 1 shade tree must be planted within parking lot interior or within 4’ of parking lot’s edge for every 3 parking spaces. • Within 20 years of tree installation, 30% of the interior of the parking lot should be shaded by tree canopy. Shade Structure Requirements • Attractive and well-designed shade structures should be considered an acceptable alternative for meeting the tree shade goal for up to 50% of the interior parking lot requirements. Part 7 Parking Requirements The parking standards outlined in this section are in addition to currently established standards for the hotel/motel development, and should meet the following goals: • Ensure an appropriate level of vehicle parking, loading, and storage to support a variety of land uses. • Provide appropriate site design standards to mitigate the impacts of parking lots on adjacent land uses and zoning subdistricts. • Provide specifications for vehicular site access. 1. General Requirements • Off-street parking spaces shall be provided in conformance with established site design requirements. • Required Accessible Parking - parking facilities accessible for persons with disabilities shall be in compliance with or better than the standards detailed in the state Accessibility Code, including quantity, size, location, and accessibility. Required Bicycle Parking. • Bicycle Parking areas required as described below. 2. Mixed-Use Parking Reductions The following reductions may be applied depending on the amount and specific mix of uses. • Shared Vehicular Parking - an arrangement in which two or more nonresidential uses with different peak parking demands use the same off-street parking spaces to meet their off-street parking requirements. Through review of the site plan, up top 100% of the parking required may be waived. • In order to approve a shared parking arrangement, it is must be proved that there is no substantial conflict in the principal operating hours of the uses for which the sharing of parking is proposed. 3. Bicycle Parking Design Bicycle parking shall be designed and located as follows. • Required bicycle parking spaces shall have minimum dimensions of two feet in width and six feet in length. • An aisle a minimum of five feet wide shall be provided behind bicycle parking facilities to allow for maneuvering. • A minimum of two feet shall be provided beside each parked bicycle to allows access. This access may be shared by adjacent bicycles. • Racks shall be installed a minimum of two feet from any wall or other obstruction. Bicycle parking should be located within 50 feet of the entrance of the use. • Bicycle parking facilities shall be separated from vehicular parking areas to protect parked bicycles from damage. The separation may be accomplished through grade separation, distance or physical barrier, such as curbs, wheel stops, poles or other similar features. • Racks and Structures shall be provided for each unprotected parking space and shall be designed to accommodate both chain and U-shaped locking devices supporting the bicycle frame at two points.