HomeMy WebLinkAbout2005 10 10 Informational 301
CITY COMMISSION
AGENDA
ITEM 301
Consent
Information X
Public Hearine
Reeular
October 10. 2005
Meeting
MGR. )/~ IDept.I!H
I
REQUEST: The Public Works Department is providing information to the City Commission
regarding residential and commercial parking guidelines.
PURPOSE: The purpose ofthis agenda item is to inform and obtain input from the
Commission regarding the parking guidelines to be applied for new residential and commercial
developments both inside and outside the Town Center.
APPLICABLE CITY CODE:
9-277. Off-street parking requirements.
20-213. Off-street parking regulations (R-3 Multiple-Family Dwelling Districts)
20-324 (10). Parking (Town Center)
20-334. Off-street parking and driveway requirements (Greenway Interchange District)
20-346.3. Conditional uses (parking in the C-3 17-92 Commercial District)
OVERVIEW:
The purpose of this agenda item is to provide some background information and recommendations for
the Commissions review regarding parking requirements for residential and commercial
developments. Based on the discussions held at some of the recent Commission meetings, it is
apparent that a set of realistic parking guidelines for individual land uses is necessary to establish a
baseline for reviewing parking for all new development. Some significant differences in opinion have
been expressed regarding the appropriate parking ratios to be used for the most common land uses,
including residential, retail, restaurant, and office. A set of recommended parking rate guidelines may
be brought back to the Commission for approval at a later date. A draft set of proposed parking rate
guidelines is included with this agenda item as Attachment 2.
October 10, 2005
Informational Item 30 I
Page 2
As has been discussed previously, there are problems with providing too little or too much parking.
Too little parking causes inconvenience, driver frustration, and can have a detrimental impact on
residences and businesses. Too much parking is visually unappealing, creates unnecessary impervious
area, limits development flexibility, and is costly to the owners.
REFERENCE MATERIALS:
The following information is enclosed for the Commission's review:
1. Parking Standard Comparison Chart (Attachment 1)
2. Recommended City of Winter Springs Parking Guidelines (Attachment 2)
3. Summary of parking field data taken from six existing multi-family developments in
Winter Springs (Attachment 3)
4. Institute of Transportation Engineers (ITE) parking rates for various land uses taken from
ITE's Parking Generation Handbook, 3rd Edition (Attachment 4)
5. FDOT Site Impact Handbook Parking Requirements (Attachment 5)
6. Selected parking guidelines from the Urban Land Institute (Attachment 6)
7. Project-specific parking information for the following mixed-use locations (Attachment
7):
a. City Place, West Palm Beach, FL
b. Haile Village Center, Alachua County, FL
c. Market Square, Gaithersburg, MD
d. Southlake Town Square, Southlake, TX
e. Easton Town Center, Columbus, OH
f Bayou Place, Houston, TX
g. Pacific Place, Seattle, W A
8. Miami-Dade Land Development Code for Otfsite Parking (Attachment 8)
The Recommended City of Winter Springs Parking Guidelines (Attachment 2) provide recommended
parking ratios that could be adjusted, both upward and downward, based on the unique conditions at
each development. These Guidelines were developed by Statfbased on the following considerations:
· Published parking guidelines (ITE, Urban Land Institute, etc.)
· Input from the City's engineering consultants
· Field data taken from existing developments in the City
· Parking standards from other Florida cities and counties
October 10, 2005
Informational Item 30 I
Page 3
PARKING RATIOS:
Parking ratios refer to the number of parking spaces per unit of development. For residential
development, parking ratios are typically expressed by the number of parking spaces per dwelling unit.
For example, a 100-unit complex with a 2.0 parking ratio would have 200 parking spaces (100 x 2.0). A
100-unit complex with a 2.25 ratio would have 225 parking spaces (100 x 2.25). Parking ratios for
commercial development are typically expressed by the number of parking spaces per 1000 square feet
of building space. Parking demands for restaurants can be as high as 20 spaces per 1000 sf, while
professional offices can sometimes be as low as 3.0 spaces per 1000 sf.
SHARED PARKING:
Shared parking refers to the opportunity to reduce the total number of required parking spaces in a mixed
use development because the peak parking times for the various land uses are not the same. For
example, a parking lot that is shared by an office building and a restaurant can utilize a shared parking
arrangement since the peak period for the office (weekday business hours) is different from the
restaurant's peak period (weekend evenings). If a restaurant required 50 parking spaces on its own and
an office building also required 50 spaces on its own, a shared parking lot serving the two may only
require 75 spaces. The parking guidelines discussed and recommended herein are based on individual
land uses; that is, there are no built-in considerations given to shared parking. Shared parking should be
considered on a case-by-case basis using a peak-hour parking demand analysis. Shared parking can
typically reduce the total parking demand by 10-25%. The first step in reviewing a shared parking
opportunity for any mixed use development is to determine the individual parking demands for the
respective land uses. If there is no consensus on the individual parking demands, determining an
appropriate reduction for shared parking will be difficult.
RECOMMENDATION:
None at this time
ATTACHMENTS:
1. Parking Standard Comparison Chart (Attachment 1)
2. Recommended City of Winter Springs Parking Guidelines (Attachment 2)
3. Summary of parking field data taken from six existing multi-family developments in Winter
Springs (Attachment 3)
4. Institute of Transportation Engineers (ITE) parking rates for various land uses taken from
ITE's Parking Generation Handbook, 3td Edition (Attachment 4)
5. FDOT Site Impact Handbook Parking Requirements (Attachment 5)
6. Selected guidelines from the Urban Land Institute (Attachment 6)
7. Project-specific parking information for the following mixed-use locations (Attachment 7)
8. Miami-Dade Land Development Code for Offsite Parking (Attachment 8)
CITY COMMISSION ACTION:
October 10,2005
Informational Item 301
Page 2
As has been discussed previously, there are problems with providing too little or too much parking.
Too little parking causes inconvenience, driver frustration, and can have a detrimental impact on
residences and businesses. Too much parking is visually unappealing, creates unnecessary impervious
area, limits development flexibility, and is costly to the owners.
REFERENCE MATERIALS:
The following information is enclosed for the Commission's review:
1. Parking Standard Comparison Chart (Attachment 1)
2. Recommended City of Winter Springs Parking Guidelines (Attachment 2)
3. Summary of parking field data taken from six existing multi-family developments in
Winter Springs (Attachment 3)
4. Institute of Transportation Engineers (ITE) parking rates for various land uses taken from
ITE's Parking Generation Handbook, 3rd Edition (Attachment 4)
5. FDOT Site Impact Handbook Parking Requirements (Attachment 5)
6. Selected parking guidelines from the Urban Land Institute (Attachment 6)
7. Project-specific parking information for the following mixed-use locations (Attachment
7):
a. City Place, West Palm Beach, FL
b. Haile Village Center, Alachua County, FL
c. Market Square, Gaithersburg, MD
d. Southlake Town Square, Southlake, TX
e. Easton Town Center, Columbus, OH
f. Bayou Place, Houston, TX
g. Pacific Place, Seattle, W A
8. Miami-Dade Land Development Code for Offsite Parking (Attachment 8)
The Recommended City of Winter Springs Parking Guidelines (Attachment 2) provide recommended
parking ratios that could be adjusted, both upward and downward, based on the unique conditions at
each development. These Guidelines were developed by Staff based on the following considerations:
· Published parking guidelines (ITE, Urban Land Institute, etc.)
. Input from the City's engineering consultants
· Field data taken from existing developments in the City
. Parking standards from other Florida cities and counties
October 10, 2005
Informational Item 301
Page 3
PARKING RATIOS:
Parking ratios refer to the number of parking spaces per unit of development. For residential
development, parking ratios are typically expressed by the number of parking spaces per dwelling unit.
For example, a 100-unit complex with a 2.0 parking ratio would have 200 parking spaces (100 x 2.0). A
100-unit complex with a 2.25 ratio would have 225 parking spaces (100 x 2.25). Parking ratios for
commercial development are typically expressed by the number of parking spaces per 1000 square feet
of building space. Parking demands for restaurants can be as high as 20 spaces per 1000 sf, while
professional offices can sometimes be as low as 3.0 spaces per 1000 sf.
SHARED PARKING:
Shared parking refers to the opportunity to reduce the total number of required parking spaces in a mixed
use development because the peak parking times for the various land uses are not the same. For
example, a parking lot that is shared by an office building and a restaurant can utilize a shared parking
arrangement since the peak period for the office (weekday business hours) is different from the
restaurant's peak period (weekend evenings). If a restaurant required 50 parking spaces on its own and
an office building also required 50 spaces on its own, a shared parking lot serving the two may only
require 75 spaces. The parking guidelines discussed and recommended herein are based on individual
land uses; that is, there are no built-in considerations given to shared parking. Shared parking should be
considered on a case-by-case basis using a peak-hour parking demand analysis. Shared parking can
typically reduce the total parking demand by 10-25%. The first step in reviewing a shared parking
opportunity for any mixed use development is to determine the individual parking demands for the
respective land uses. If there is no consensus on the individual parking demands, determining an
appropriate reduction for shared parking will be difficult.
RECOMMENDATION:
None at this time
ATTACHMENTS:
1. Parking Standard Comparison Chart (Attachment 1)
2. Recommended City of Winter Springs Parking Guidelines (Attachment 2)
3. Summary of parking field data taken from six existing multi-family developments in Winter
Springs (Attachment 3)
4. Institute of Transportation Engineers (ITE) parking rates for various land uses taken from
ITE's Parking Generation Handbook, 3m Edition (Attachment 4)
5. FDOT Site Impact Handbook Parking Requirements (Attachment 5)
6. Selected guidelines from the Urban Land Institute (Attachment 6)
7. Project-specific parking information for the following mixed-use locations (Attachment 7)
8. Miami-Dade Land Development Code for Offsite Parking (Attachment 8)
CITY COMMISSION ACTION:
ATTACHMENT 1
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ATTACHMENT 2
Recommended City of Winter Springs Parking Guidelines for Selected
Land Uses
Residential DeveloDments: Recommended Current City Code
Unit Total Spaces Sec. 9-277
Detached SinQle Family dwellinQ unit 2.00 2.00
1 BR Apartment dwellinQ unit 1.25 1.00
2 BR Apartment dwelling unit 1.75 1.00
3 BR Apartment dwellino unit 2.25 1.00
1 BR T ownhome / Condo dwellinQ unit 1.25 1.00
2 BR T ownhome / Condo dwellinQ unit 1.75 1.00
3 BR Townhome / Condo dwellino unit 2.25 1.00
Non-Residential land Uses:
Unit Rate
Office per 1 000 sf 3.30 2.50
Retail per 1000 sf 4.00 3.30
Restaurant Der 1000 sf 10.00 10.00
ATTACHMENT 3
Parking Analysis
Field Summary
Cypress Club
Type of development: ownership villas
Number of units: 75
Unit breakdown: N/ A
Parking spaces provided: 169, all assigned except for 15 "visitor" spaces (2.25 overall ratio)
Field observations taken: Mon., Aug. 29 9:00 PM
Field notes:
· 79 total open surface spaces (68 assigned and 11 visitor)
. 53% overall parking utilization rate
· 11 of the 15 visitor spaces were open
. Complex is fully occupied
Conclusion: Appears to have more than adequate parking onsite. Visitor parking ratio of 0.25 spaces
appears to be sufficient.
Courtney Sprin2:s
Type of development: Rental apartments, with plans to convert to condos
Number of units: 252
Unit breakdown: 80 1 BR, 132 2 BR, 40 3 BR
Parking spaces provided: 504, including 80 detached garage spaces (2.0 overall ratio)
Field observations taken: Wed., Aug. 24 9:30 PM
Field notes:
. 95 open surface spaces
· 78% of surface spaces occupied (329 of 424)
· Lots in front of some buildings nearly full
· All garages were closed - unable to count these
. No assigned spaces (other than the garages)
. A row of about 20 spaces is dedicated to boat parking
. Complex is fully occupied
Applying the recommended City Guidelines, this complex would have: 421 spaces; if 80 were garage
spaces, there would be 341 surface spaces; 329 surface spaces were occupied, indicating that the City
standards would barely provide enough parking at the time of the field observations.
Conclusion: Parking is appropriate as currently provided (2.0 ratio).
Moss Place
Type of development: ownership townhomes
Number of units: 20
Unit breakdown: N/ A
Parking spaces provided: 38 (1.9 overall ratio); all spaces appear to be assigned
Field observations taken: Mon., Aug. 25 9:45 PM
Field notes:
. 19 open surface spaces
. 50% parking utilization rate
. Does not include grass parking spaces on other side of road
Conclusion: Too many parking spaces -lot is half full near the peak time of day.
Golf Terrace Apartments
Type of development: Rental apartments
Number of units: 552
Unit breakdown: 276 1 BR, 276 2 BR
Parking spaces provided: 873, including some detached garage spaces
Field observations taken: Mon., Aug. 29 9:30 PM
Field notes:
. 300+ open surface spaces
. Estimated 60% +/- surface parking utilization rate
. Did not count spaces in front of garages - not sure if these are intended to be parking spaces or
not
. Lots at some buildings nearly full
. All garages were closed - unable to count these
. No assigned spaces (other than the garages)
. A row of about 30 spaces is dedicated to boat parking
· Some parking spaces at the perimeter of the complex are quite far from the nearest residential
building
Applying the recommended City Guidelines, this complex would have: 828 spaces (1.5 overall ratio); this
would save 70 spaces from the current layout but would still be too many.
Conclusion: Too much parking. Data suggests an overall ratio closer to 1.25 would be appropriate.
Casa Park Villas
Type of development: ownership villas/townhomes
Number of units: 288
Unit breakdown: N/ A
Parking spaces provided: 648 surface spaces (2.25 overall ratio); does not appear to be assigned
Field observations taken: Thurs., Aug. 25 9:30 PM
Field notes:
. 150+ open surface spaces
. Plenty of parking available at each building
. Complex appears to be fully occupied
Conclusion: Too many parking spaces provided; using a 2.0 instead of a 2.25 would eliminate 72 spaces
and still provide sufficient parking for this complex.
Seville on the Green
Type of development: ownership villas
Number of units: 200
Unit breakdown: 40 1 BR, 140 2 BR, 20 3 BR
Parking spaces provided: 380 surface spaces (1.9 overall ratio); does not appear to be assigned
Field observations taken: Mon., Aug. 29 9: 15 PM
Field notes:
. 84 open surface spaces
. 78% parking utilization rate
. Some lots are nearly full at some buildings
. An additional 20-30 spaces are unavailable due to site construction
Applying the recommended City Guidelines, this complex would have: 340 spaces (1.7 overall ratio); this
would still be sufficient.
Conclusion: Parking is appropriate (perhaps too high when the spaces closed for construction are
considered).
ATTACHMENT 4
ITE Parking Generation Rates
Institute of Transportation
Engineers - Parking
Generation Handbook
average peak weekday rate
Land Use Unit (spaces per DU)
---_.~---_.._-_.
Residential
.- --
Detached Single Family per dwelling unit 1.83
Low/Mid-Rise Apartment per dwelling unit 1.20
- 1.37
High-Rise Apartment per dwelling unit
Rental Townhome per dwelling unit 1.73
Condo / T ownhome per dwelling unit 1.46
Non-Residential
Retail per 1 000 sf 4.01
Office (Professional or Commercial) per 1 000 sf 2.84
Church per 1 000 sf 1.17
Restaurant per 1 000 sf 10.10
Movie Theater per seat 1.26
Library per 1 000 sf 2.61
Bank per 1 000 sf 2.30
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1
ATTACHMENT 5
fl:JOT
SITE IMPACT HANDBOOK
Table 24. Parking Requirements
Typical
Land Use Parking Generation Rate Requirements
(Trip Gen Unit) (Ref 5) (Ref 2, 6)
Weekday Weekday
Residential
(Dwelling unit)
Sin~le-Family --- --- 2.0
Multifamily Apt. 1.04 1.21 .=....
3 or more BR --- --- f 2.0 '\
1-2 BR -- --- \ 1.5 )
General Office -
(1000 sfGLA) 2. 79GF A 0.79 GSF 3.0 GLA
Shopping Center
(1000 sfGLA) 3.23* .97* ---
>600,000 sf --- --- 5.0
400 - 600,000 sf --- --- 4.5
25 - 400,000 sf --- --- 4.0
Convenience Store
0000 sfGLA) --- --- 3.0
Restaurant
(1000 sfGLA) 9.0 - 12.5 7.0 - 15.9 20.0
Industrial
(Employee) 0.75 --- 0.6
Theatre
(Seat) 0.19 0.26 0.3
Hotel
(Room) 0.8 1.0 1.25
* Off peak season
Unit III - Standard Site Impact Review Procedures
106
Step 10: Site Access Circulation and Parking
ATTACHMENT 6
u('~ L-CH1d -:Iv\s+l+u4e-
RESIDEIITIAL PARKIIIG DEMAIID
While a residential component is not very common
in mixed-use developments, it is often desired as a
means to create a self-contained community or neigh-
borhood with home, work, and social land uses in one
development. In terms of opportunities for shared
parking, residential parking demand tends to comple-
ment office and retail demand. Some residents drive to
other work locations during the day, vacating parking
space for use by the site's office employees and retail
patrons.
Twelve suburban and four CBD multifamily residen-
tial developments ranging in size from 64 to 740
occupied units were surveyed.14 In the suburban de-
velopments, parking demand was measured by hour of
the day on a weekday and a Saturday, and in both
suburban and CBD developments questionnaires were
distributed to identify the rates of auto ownership and
residents' driving habits. This information was supple-
mented by aggregated results representing 18 devel-
opments surveyed recently by the California Depart-
ment of 'fransportation (Cal'frans).lS
PEAK UIIIT DEMAIID
The results indicate a rang-e of-peak parking- de-
mandsfrom 0.35 parked vehicle per occupied unit tQ
1.85 parKed vehicles per unit. This ratio is a direct
reflection of auto ownership in the development, how-
ever. In remote suburban areas, the average peak de-
mand was ,1.5 vehicles per occupied unit, with a range
of 1.2 to 1.85. A reasonable peak design value would ~
be 1.6 spaces per unit. In other areas, the average
peak was 0.5 vehicle per occupied unit, with a range of
0.35 to 1.0. These latter values tend to vary substan-
tially, depending on such factors as available parking,
levels of income, and public transit service.
HOURLY ACCUMULATlOII
The hourly parking accumulation for a weekday and
a Saturday is shown in exhibit 17. The midday ac-
cumulation on a weekday is equivalent to 60 percent of
J4For the analysis of residential parking demand. CBD as well as
suburban developments were surveyed to reflect the fact that
midday parking demand is greater at downtown residential proj-
ects than at suburban residential projects as a larger percentage
of downtown residents leave their cars at home and walk or use
public transit.
15 Based on a series of traffic and parking counts at miscellaneous
sites in the San Francisco area during 1979.1980. and 1981.
the daily peak. For Saturday, it is 70 percent. In
downtown locations, where a greater percentage of
residents walk or use public transit, the midday reduc-
tion is not as great; the midday parking accumulation
is 85 percent of the peak daily accumulation.
SEASOIIAL VARIATIOII
In most residential developments, peak parking ac-
cumulation does not vary significantly by season, and
seasonal variation in residential parking accumulation
should generally be considered negligible.
I
i ,lo/u",a
~(" rec;.~~'h'Q'
~ 1\ M \ X12d ~ u SJ2..-
~~l~~n
29
"1
I';'
\
......'........'..,.'...
!.J
"
il
Urban L(bI\d .IV)S-h~~
STEP 2: AD.IUSTMEIIT FOR PEAK PARKlIIG FACTOR
This step produces an appropriate set of peak park-
ing demand factors. They represent the number of
parking spaces needed per unit of land use or other
parameter. To determine the factors, the following
subtasks are necessary.
Verification of Land Use and Selection of Parking
Parameters. The land uses described for the project
in step 1 define the specific set of peak parking factors
needed for the analysis of parking demand. The pa-
rameter for each factor should be verified. Generally,
square feet of floor space or rooms or dwelling units
would be used; however, other variables might be more
appropriate for certain unique activities.
Specifically, the following information must be
verified:
. Verify that occupied GLA is to be used, including or
excluding common areas.
. Convert convention facilities to equivalent square
feet if capacity per person is used in the building
program (15 square feet per person may be used if
another density factor is not available).
Selection of Parking Factors. A preliminary value
should be selected or determined for the set of peak
parking factors. Information could be drawn from
three sources: (1) parking factors suggested by the
study (see eXhiDit 26), (Z)valiaatedexpenertceofilie
~
developer or other local authorities, or (3) new park-
ing field surveys. It is essential to know what season
or time of year and mode of travel are represented in
the specific source for factors. This information
should be described in terms of month of year (by land
use) and approximate percent of nonauto use (that is,
percent of person-trips made by modes other than
auto).
Adjustment for Season. For demand analyses, all
parking factors need to reflect the same "design con-
dition." 1.ypically, the 30th highest hour has been used
for highway projects. Similarly, for development analy-
ses, the appropriate design period must be selected;
that is, the peak season for each land use must be
determined, based on developer's data, another
source, or study results (see exhibit 27).
However, because the design month frequently is
different for each land use in a multiuse development,
trial and error may be required to determine which
month produces the maximum aggregate parking de-
mand. The intent of the exercise is to recognize the
"aggregate effects" of seasonality. This concept is the
same as that used to determine the impact of daily
peaks.
Using the quantity for each land use, test calcula-
tions (parking demand factor multiplied by floor
space) are made to identify the controlling land use.
On this basiS, a oesigntIi6rtth-can be-seleCled.-Each
EXHIBIT 26
REPRESENTATIVE PEAK PARKING DEMAND FACTORS
-
Land Use
Office
Retail (400,000 sq. ft.)
Retail (600,000 sq. ft.)
Restaurant
Cinema
Residential
Hotel
Guest room
Restaurant/lounge
Conference rooms
Convention area
Unit
Parking spaces per 1,000 sq. ft. GLA
Parking spaces per 1,000 sq. ft. GLA
Parking spaces per 1,000 sq. ft. G LA
Parking spaces per 1,000 sq. ft. GLA
Parking spaces per seat
Parking spaces per dwelling unita
Weekday
3.00
3.80
3.80
20.00
0.25
1.00
Parking spaces per room
Parking spaces per 1,000 sq. ft. GLA
Parking spaces per seatc
Parking spaces per 1,000 sq. ft. GLN
1.25b
10.00
0.50
30.00
Saturday
0.50
4.00
5.00
20.00
0.30
1.00
1.25b
10.00
. 0.50
30.00
aPer one auto owned per dwelling unit.
bFactored up to 100 percent auto use from the 80 percent auto use indicated in exhibit 13.
cUsed by nonguests; the given rates thus are upper bounds, which are very rarely achieved.
45
ATTACHMENT 7
,.
)
~
r~roject Data: CityPlace
~
,enerallnformation
oject type
~b page
lcation
New town center for an existing city
http://www.cityplaceweb.com/
West Palm Beach, Florida, on
Okeechobee Boulevard,just east of 1-
95
72.9/30
3,300 spaces in four parking garages-
approximately 5.5 spaces per 1,00l).
square feet (93 square meters) of
~easable retail space
$550 million ($220 million retail
component)
~res/hectares
~rking
~.:~
~vestment to date
pwners
~jtyPlace Partners, New York; the Related Companies, L.P., New
~brk; the Palladium Company, New York; the O'Connor Group,
[~ew York; the Related Group of Florida, Miami; the Ohio State
":achers Retirement System; the City of West Palm Beach S r
,veloper 6,5' (~O
Palladium Company, New York
asterPlanrierscancfArchiteas-"'~~'
us/Manfredi Architects Ltd., Boston (cultural arts center: Rick
nzalez, REG Architects)
ndscape Architect
shaw Gill & Associates, Ft. Lauderdale
. mmercial Uses
. 'ding Area by Type of Use
Square Feet/Square Meters
600,000/55,740
750,000/69,680
iI
Ice (three buildings)
No~es
1. The master plan was eventually developed by Duany Plater-
Zyberk & Company and by the Gibbs Planning Group.
2. Carole Clancy, "CityPlace Architect Draws Inspiration
from Italy.>> South Florida BusinessJourna4 May 15. 1998, 3A.
3. Addison Mizner (1872-1933) was a Florida architect and
developer who popularized Mediterranean architecture in
Boca Raton and South Florida-particularly the Spanish
Colonial style, which he employed in projects such as the
Cloister Inn of Boca Raton.
Retail Uses
Number of establishments
Lease rates
(per square foot/square meter)
Tenant mix
Range of shop sizes
Hotel Uses
440 rooms (planned)
Residential Uses
Unit Type
Private townhouses
Garden apartments
Luxury rental apartments
Mid-rise rental apartments
..~_~!~JD.~!S
Live/work lOfts
Total
78
Low $30s/low $300s
Balanced mix of national chains
(including Bclfnes & t'-lob!e, FAO
Schwarz, Macy's, Pottery Barn, and
Restoration Hardware) and unique
local and regional establishments; a
~ supermarket; ten restaurants
Most smaller shops range from 200
to 3,000 square feet (19 to 280
square meters), with a half-dozen
larger stores and restaurants
Number of Units
51
33
128
264
38
---30'-
570
Civic Uses
Harriet Himmel Gilman Theater for Cultural and Performing Arts, a
central plaza, and assorted small urban open spaces
Development Schedule
City contract awarded
Ground breaking
Opened
Buildout date
,1996
December'1998
October 2000
2003
4, Clancy. "CiryPlace Architect."
5. Ibid.
6. Ibid.
7. Darcie Lunsford. "CityPlace Sparks Downtown Homes,>>
South Florida Business Journal (Miami-Dade edition), May 1.
1998, lA. 2.
.'
City.'''' \ '01
r
trOject Data: Haile Village Center
enerallnformation
Village center in a 1980s master-planned
community .
http://www.haileplantation.com/
indexhvc.html
Alachua County, Florida
50/20
In the mixed-use portion of the project, five
spaces per 1,000 square feet (93 square
meters), with no additional spaces for the
residential space above commerc:ial.space;
in the multifamily portion, one space per
bedroom
@velopm@nt.(;Gsts-to~date.
)ject type
2b page
,cation
:res/hecta res
,rking ratios
million
.wners and Developers
)bert B. Kramer and Matthew Kaskel; the Fleeman family b
. I ~
/laster Planners and Architects 5.0 ~
::>bert B. Kramer and Matthew Kaskel I
Suilding Area by Type of Use
lse Square Feet/Square Meters
Existing Proposed
15,000/1,390 80,000/7,430
90,000/8,360 80,000/7,430
4,700/440 6,200/580
109,700/10,190 166,200/15,440
etail
)ffice
:ivic
otal
:ommercial Uses
Jumber of establishments 55
Tenant mix
Neighborhood shops, services, and
dining establishments, and a wide
range of small professional offices;
no major national chains except
SunTrust Bank
Size range
(square feet/square meters)
500-3,000/46-280
Civic Uses: Building Area by Use
Use Square Feet/Square Meters
Meeting Hall 3,200/300
Community association building 1,500/1400
Residential Uses
,,~30 units, including apartments over shops; single-family homes
on narrow ~lots;']Tvelworrun i1'S;ana acTessorYTJnirs"(a'p'anme'hts"
over garages); of the accessory units, 30 have been built and
another 70 to 80 are permitted. Another 100 multifamily units
are under development.
Sales Prices
Townhouses and detached homes start in the low $200,000s and
range widely in price: three-bedroom, four-bath, 3,000-square-foot
(280-square-meter) townhouses sell for between $275,000 and
$295,000.
Development Schedule
Construction began
Projected buildout
1994
2005
a. Including sheriff's office and post office (a total of 3,000 square feet has been
proposed).
Haile Village Center \ 213
f,
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,Ject Data: Market Square
'ii-.
erallnformation
Main street and town center for a
traditional neighborhood develop-
ment (TND)
Gaithersburg, Maryland,just off
Kentlands Boulevard
cation
2219
5.5 spaces per 1,000 square ~t
(93 square meters)
$ 13 millionJ
ners and Developers s({
tlands II, LLC;theBeatty Companies #
:::~:~:::~ompe"y 5' sh
'rchitect
velopment Design Group
.mmercial Uses
lIding area
uare feeVsquare meters)
umber of establishments
255,000/23,690
33
t Notes
1::
1. Great Seneca Development Corporation, a subsidiary of
Chevy Chase Savings and Loan, took over the development of
Kentlands when the bank was forced to foreclose on the prop-
erty. While the TND homes continued to sell at premium
prices right through the recession, the financial circumstances
of the original developer, Joseph Alfandre, unraveled after the
Simon Property Group was unable to consummate a deal to
purchase a large parcel of Kentlands for a regional shopping
Tenant mix .lour restauran~, an eight-screen cinema,
and a mix of smaller local and regional
shops and services; about one-third of all
retailers are national chains
Range of shop sizes
(square feeVsquare meters) 900-35,800/80-3,330
Lease rates
(square feet/square meters) $30-$40/$322-$430
Residential Uses
No residential uses in Market Square itseltthe Kentlands and
Lakelands TNDs, which include a mix of apartments, townhouses,
condominiums, and single-family homes, are directly adjacent to
the project.
Civic Uses
puolic .sqciareWitlTanoutd0DfiEeskatin~.fiAkiMaiRcStJ~~t
Pavilion, and fountain plaza
Project Schedule
Construction began
Buildout date
1999
2001
a. As reported at httPJ/wWWJejimm/archive/CREJ/1997/971223/
9712235.shtml (May 13,2001).
mall on. property that eventually became the. Kentlands
Square shopping center.
2. For examples of how other recent projects have handled free-
standing buildings within a town square, see the case studies on
CityPlace and Southlake Town Square.
Market Square \ 225
L
I,'
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1
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~
~
Project Data: Southlake Town Square __J
General Information
Project type Town center
Web page http://www.southlaketoWnSquare.com/
Location Southlake,Texas, between Southlake
Boulevard and State Highway 114
130/53 (42/17 in Phase \; 8/3 in Phase II)
APproximately 1,800 parking spaces:
3.47 spaces per 1,000 Square feet (S!:l
square meters)
$75 million
Retail, Service, and Restaurant Uses
Number of establishments 89
Tenant mix National retail chains, including Eddie
Bauer, the Container Store, the Gap,
pottery Barn, and Williams-Sonoma
Range of shop sizes 100-10,000 square feet (9-930 square
meters), with some larger stores,
including a 24,000-Square-foot (2,230-
square-meter) Container Store and
plans for a two-story Barnes & Noble
Acres/hectares
Parking
Investment, Phase I
<J'
~l\~
~.
owner and Developer
Cooper & Stebbins, L.P.
. MJl~t~tP~~!'I1~r -and Archit@c.t~
David M. schwarz/Archit~cturarservices,rnc.
Building Area by Type of Use
Use Squar~ Feet/Square Meters
Phase' Phase" Buildout
220,000/20,440 37,000/3,440 700,000/65,030
160,000/14,860 1,800,000/167,230
80,000/7,430a 22,000/2,040b
460,000/42,740 59,000/5,480 2,500,000/232,260
Retail
Office
Civic
Total
Commercial Uses: Lease Rates
Use Base Rent Tenant Improvement Allowance
(Per Square Foot! (Per Square Foot!
Square Meter) Square Meter)
$16+/$172+ $15/$161
$22+/$236+ $20/$215
Office
Retail
Hotel Uses
Two planned
Residential Uses
None'curren]Y~'fofts'arYdtOwnhotJsesP\jjnnedfor. futu reo phases
- .
Civic Uses
A town hall, a post office, a library, and a city park
Development Schedule
Land acquisition
Project planning, design, and approvals
Ground breaking
Opening, Phase I
Opening, Phase II
Estimated buildout date
a.Town hall.
b. Post office.
1995
1995-1997
Fall 1998
, March 1999
2001
2010
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ATTACHMENT 8
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Miami-Dade Land Development Code:
ARTICLE VII. OFF-STREET PARKING
Sec. 33-124. Standards.
Off-street parking shall be provided in accordance with the following minimum
standards:
(a) Dwellings: ~
(1) Single-family dwellings not specifically referenced elsewhere in this section shall ~.,
be provided two (2) parking spaces. Paving of said spaces shall not be required. .
(2) Two-, three- and four-unit dwellings shall be provided two (2) parking spaces per ~ b I
unit. \ V vv"
(3) Townhouses shall be provided a minimum of two (2) off-street parking spaces per Or
townhouse unit. Such parking spaces may be provided on the lot of the townhouses or in
a commonly owned and maintained off-street parking bay or facility; provided, that no
parking space shall be more than one hundred fifty (150) feet, by the most direct
pedestrian route, from the door of the townhouse to the parking space it is intended to
serve.
Each townhouse site shall have its own off-street parking area and driveway thereto
where on-site off-street parking is to be provided. In addition to the above required
residents off-street parking spaces, a minimum of twenty-five hundredths (0.25) visitors
parking spaces per townhouse shall be provided in a convenient commonly owned and
maintained off-street parking bay or facility. Individual garages shall not be credited
..~4r~~I~~~~:~~iil~eifi~rt\ave two atidon-e~qu3rt~arking spaces provided
for each dwelling unit either on the individually owned lot(s) or on common property.
Tandem parking is permitted only on individual lots and in the driveways connecting
such lots with the adjacent roads-provIded saia driveways are- for the excluSIveuseot
each individual lot; however, tandem parking shall be limited to no more than one (1)
such tandem parking space for each individual lot. Individual garages shall not be
credited towards the parking requirement.
(5) Zero lot line communities shall have a minimum of two (2) off-street parking
spaces provided on each platted lot.
In addition, zero lot line communities shall provide one (1) guest parking space for every
four (4) dwelling units for all projects, except for those developed on public streets.
Tandem parking is permitted only on individual lots and in the driveways connecting
such lots with the adjacent roads; provided, said driveways are for the exclusive use of
each individual lot; however, tandem parking shall be limited to no more than one (1)
such tandem parking space for each individual lot. Individual garages shall not be
credited towards the parking requirement.
(6) Five (5) or more unit apartment buildings or apartment hotels: ~. . \' ~~
One and on~-half(I.50) parking spaces for each guest room, efficiency, or one (1) ~\uyJ' ry\fJ . 1<(1
bedroom unIt. \. ~ ... -\' U'"
One and three-quarters (1.75) parking spaces for each two-bedroom unit. V' I "'J
Two (2.0) parking spaces for each three- or more bedroom unit. ~.O
(7) A minimum of two (2) off-street parking spaces shall be provided for each mobile
home space, both such parking spaces may be on the mobile home space, and each of the
same shall be hard surfaced, or one (1) or both parking spaces may be in a common
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parking court, such courts, where provided, to be installed throughout the park to
conveniently serve the inhabitants in different areas of the park, and such courts shall be
hard surfaced.
(b) Hotels, rooming houses. At least one (1) parking space for each ofthe first forty
(40) individual guest rooms or suites; one (1) additional parking space for every two (2)
guest rooms or suites thereafter. Public meeting rooms in hotels shall be further
controlled as to parking by Subsection ( e) of this section and by Subsection (k) where the
meeting room does not contain permanent seats; and restaurants by Subsection (i) and (j).
In addition, one (1) parking space shall be provided for each four (4) employees.
(c) Motels, tourist courts and transient accommodations. One (1) parking space for
each individual sleeping room or bedroom.
(d) Churches. At least one (1) parking space for each fifty (50) square feet or fractional
part thereof ofthe seating area in the main auditorium (sanctuary), including adjacent
areas which may be used as part of the auditorium.
(e) Reserved.
(:t) Hospitals. At least one (1) parking space for each of the first three hundred (300)
beds and one (1) additional parking space for every two (2) additional beds thereafter for
patients contained in such building, plus one (1) parking space for each three (3)
employees and resident staff members.
(g) Sanitariums, convalescent homes, homes for the aged and similar institutions. At
least one (1) parking space for each two (2) beds for patients contained in such buildings,
plus OIl~ (l)park41&-sl'a.ce for~a.c:l1tw() (2) ell1ploy~e1).
(h) Commercial:
(1) Retail--Food or grocery stores, drug and sundry stores, department stores,
membership warehouses, retail stores, retail stores similar to theforegoing, banks, post
offices, mortuaries,-funerafhomes~waiting rooms- stationsfofcommon-carriers and----
shopping centers shall be provided parking at a rate of one (1) parking space for each and
every two hundred fifty (250) square feet of the gross floor area or fractional part thereof.
All retail uses within enclosed malls in excess of three hundred thousand (300,000)
square feet shall provide parking at the rate of one (1) parking space for each and every
three hundred and fifty (350) square feet of the gross floor area or fractional part thereof,
excluding theaters, restaurants and food courts which shall provide parking as delineated
in this section.
(2) Auto dealership showrooms, garage and gas station bay areas, and similar uses
shall be provided three (3) parking spaces for the first twenty-five hundred (2,500) square
feet of floor area, or fractional part thereof, and one (1) parking space for each additional
five hundred (500) square feet of gross floor area, or fractional part thereof, plus three (3)
parking spaces for each five thousand (5,000) square feet, or fractional part thereof, of
open lot area. Office and retail parts areas shall be provided parking spaces as otherwise
contained in this article. Customer and employee parking shall be labeled as such.
(3) Furniture showrooms shall be provided three (3) parking spaces for the first
twenty-five hundred (2,500) square feet of gross floor area, or fractional part thereof, and
one (1) parking space for each additional five hundred (500) square feet of gross floor
area or fractional part thereof. When such a use is located within any BU District, the site
plan submitted to the Department shall illustrate future parking spaces based on a
calculation of one (1) parking space for each two hundred fifty (250) square feet of gross
floor area or fractional part thereof, which shall be provided in the event the furniture use
is discontinued. The lot area reserved for future parking spaces shall remain
unencumbered with any structures and shall be landscaped. However, this landscaped
area shall not be credited toward the minimum required open space. Prior to the issuance
of a Certificate of Use and Occupancy for any use other than a furniture store, the
property owner must provide the required number of parking spaces for the intended use
as provided elsewhere in the article.
(3.1) Home improvement centers, including all storage/sales areas, shall have parking
provided at a rate of one parking space for each two hundred fifty (250) square feet of
gross floor area or fractional part thereof.
(4) Plant nurseries shall have parking provided at a rate of eight (8) spaces for the first
acre, or fractional part thereof, and one (1) parking space for each two (2) acres thereafter
up to ten (10) acres. One (1) additional parking space shall be provided for each five (5)
acres or portion thereof thereafter.
(5) Packing plants shall have parking provided at a rate of one (1) parking space for
each one thousand (1,000) square feet of gross floor area, or fractional part thereof.
(6) Open lot commercial uses such as, but not limited to, used care lots, storage yards
and recreational vehicle sales lots shall be provided five (5) off-street parking spaces for
the first five thousand (5,000) square feet of net lot area, or fractional part thereof and one
(1) parking space for each additional five hundred (500) square feet of net lot area so
used. These spaces shall be reserved for customer and employee parking only, and shall
lw_l~b~lecl..lll)..!)1.lGh.
(7) Self service gas station/mini marts shall be provided one (1) parking space for each
two hundred fifty square feet (250) of gross floor area or fractional part thereof, with a
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dispensing operation.
(8) Wholesale showrooms in the industrial districts shall be provided one (1) parking
space for each six hundred (600) square feet of showroom area, or fractional part thereof.
(9) All commercial uses not identified in Subsections (1) through (7) above shall be
provided three (3) parking spaces for the first twenty-five hundred (2,500) square feet of
gross floor area, or fractional part thereof, and one (1) parking space for each and every
additiona ed (500) square feet of gross floor area, or fractional part thereof.
(i) estaurants, 10 nges, nightclubs, or similar places dispensing food, drink or
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(1) Table service establishments shall be provided one (1) parking space for each fifty
(50) square feet of floor area, or fractional part thereof devoted to patron use.
(2) Take-out establishments shall be provided one (1) parking space for each two
hundred fifty (250) square feet of gross floor area, or fractional part thereof.
(j) Reserved.
(k) Recreational and entertainment use:
(1) Art galleries, amusement centers, cultural centers, libraries and museums shall be
provided one (1) parking space for each two hundred fifty (250) square feet of gross floor
area, or fractional part thereof.
(2) Banquet halls, bingo halls, convention halls and private clubs shall be provided one
(1) parking space for each one hundred (100) square feet of patron area, or fractional part
thereof.
(3) Bowling alleys, skating rinks, and indoor gun ranges shall be provided one (1)
parking space per two hundred fifty (250) square feet of gross floor area, or fractional
part thereof. Office, retail, restaurant and other areas in conjunction therewith shall have
parking spaces provided as otherwise contained in this article.
(4) Dance, karate, and aerobics schools, and health/exercise studios shall be provided
one (1) parking space for each one hundred (100) square feet of classroom area, or
fractional part thereof. Office, retail, and restaurant areas in conjunction therewith shall
have parking spaces provided as otherwise contained in this article.
(5) Golf courses shall be provided three (3) parking spaces per hole plus three (3)
additional spaces. Office, retail, restaurant and other areas in conjunction therewith shall
have parking provided as otherwise contained in this article.
(6) Live-aboard marinas shall be provided one (1) parking space per boat slip.
(7) Non-live-aboard marinas shall be provided one (1) parking space for each two (2)
boat slips.
(8) Boats stored in racks shall be provided one (1) parking space for each three (3) boat
racks.
(9) Stadiums and basketball gymnasiums shall be provided at least one (1) parking
space for each four (4) seats.
(10) Commercial tennis and racquetball clubs shall be provided four (4) parking spaces
per court. Office, retail, and restaurant areas in conjunction therewith shall have parking
provided as otherwise contained in this article.
(11) Il1~~t~rs,_il!clll<!iIlgll1ove theat~rs, and gel1~ral auditQriums shall be provided one
(1) parking space for each one hundred (100) square feet of auditorium seating area or
fractional part thereof.
(12) Open lot recreational use parking requirements shall be determined by the
. - Dlrector-ancrsuchrequlrementsShiillbebasedonthe-numberofpeopleth-atcan--
reasonably be expected to be on such premises at one (1) time. Said determination shall
be calculated on a basis of one (1) parking space for each four (4) persons.
(1) Schools.
(1) Day nurseries, kindergarten and elementary schools: Total parking spaces shall
equal the combined total of personnel and transportation vehicles.
(2) Junior high [schools]: Total parking spaces shall equal one and one-quarter (1 1/4)
times the combined total of personnel and transportation vehicles.
(3) High schools, trade schools and colleges: One (1) parking space per two hundred
(200) square feet of classroom area, including laboratories, libraries and administrative
areas. Housing facilities on college campuses must provide off-street parking of two (2)
spaces for each three (3) sleeping rooms. Other such uses, such as restaurants,
auditoriums, theaters, etc., shall provide parking as required in this section for such uses.
In addition, in connection with the foregoing schools, one (1) parking space shall be
required for each four (4) employees, excluding teachers.
In connection with the foregoing school use, parking required for church use may be
credited toward parking requirements for school use, where the same are operated by the
same ownership and on the same property.
The applicant shall submit information substantiating the personnel and vehicle figures
used for computing the above parking requirements.
(m) . Office vfessional building or similar uses. One (1) parking space for each three
hundre 00) square feet of gross floor area of such building or fractional part thereof.
(n) Industrial.
(1) For a warehouse building, one (1) parking space shall be provided for each one
thousand (1,000) square feet of gross floor area in the building up to ten thousand
(10,000) square feet and then one (1) space for each two thousand (2,000) square feet of
gross warehouse floor area thereafter. Office, retail and wholesale showroom areas
provided in conjunction with the industrial use shall have parking spaces provided for
such areas as otherwise contained in this article. Regardless ofthe intended mix of use, a
minimum of two (2) parking spaces shall be provided for each bay in the building. In
determining the number of bays, the Director shall take into account the possibility of
partitioning the building into multiple units, the number and location of bathrooms, the
number and location of overhead or other door openings, the layout of electrical circuits
and air conditioning units, etc. In determining the number of spaces to be provided, the
formula requiring the greatest number of parking spaces shall be applied.
(2) Where open lot or walled-in uses only are involved, such as salvage yards, batching
plants, precast or prestressed concrete products, or the like, two (2) parking spaces for
each five thousand (5,000) square feetoflot area shall be provided, or one (1) space for
each two (2) employees shall be provided, whichever requires the greater number of
parking spaces. Such parking spaces shall be located no farther than one thousand five
hundred (1,500) feet from the industrial use in question. Such noncontiguous property to
be_l.ls~d .for parking ml.lst be_lQQated. in BU-IA, BU-2, BU -3 or anindl.lstriaLdistrict
(3) For a telecommunications hub, one (1) parking space for each two thousand (2,000)
square feet of gross floor area shall be provided. Office areas provided in conjunction
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contained in this article. In the event of a subsequent change in use from a
telecommunications hub to a permitted, alternative use, the alternative use shall conform
to the parking standards otherwise contained in this article. A variance to reduce the
number of required parking spaces shall not be granted solely on the basis of a proposed
change in use from an existing telecommunications hub to an alternative use.
The ownership ofthe parking area shall be tne same as that of the individual site which it
is to serve. Before any permit for industrial use may be obtained, which under this
chapter requires additional and separate parking areas, the owner of the industrial site
shall cause to be recorded an agreement to the effect that the ownership of the industrial
site and of the separate parking area shall remain the same until the regulations are
amended eliminating the need for such separate parking area.
Prior to the issuance of a building permit for the erection of a new structure or building,
or for an addition thereto, either of which is to be used for industrial purposes, or prior to
the issuance of a certificate of use and occupancy for a different use of an existing
industrial structure or building, the applicant shall complete and execute a form
prescribed by the Director which shall, among other things, provide the necessary
information upon which the required off-street parking may be determined; and the
applicant shall therein acknowledge that such information is submitted for such
determination; and in the event of a change in use or additional use is contemplated, such
additional off-street parking as may be required by this chapter, if any, must be furnished
prior to such use change or additional use.
sld1fO sf
3. If
(0) Housing for low and/or moderate income for older persons and/or persons with
disabilities.
(1) For any publicly owned or non-profit apartment building exceeding four (4) units
providing housing for elderly persons or persons with disabilities that is developed and
financially assisted under the United States Housing Act of 1937, fifty hundredths (0.50)
parking space shall be provided for each dwelling unit in the apartment building.
(2) For any other apartment building exceeding four (4) units providing low and/or
moderate income housing for older persons as defined by the Fair Housing Act, 42
D.S.C. S 3607, one (1) parking space shall be provided for each dwelling unit in the
apartment building.
(3) Provisions of Chapter 33 ofthe Code of Miami-Dade County concerned with the
requirements for lot coverage and open space shall remain enforced under this section.
The lot area not used as a result of the decrease in parking spaces as required under
Section 33-124(a) shall remain as open space and shall be landscaped or used for
recreational purposes. Said open space shall be in addition to the open space requirements
of the Code. The site plan submitted to the Department shall illustrate future parking
spaces if the present parking requirements are inadequate pursuant to subdivision (4)
herein.
(4) If it is determined by the Department at the time of annual renewal of certificate of
occupancy that the parking reduction permitted pursuant to subsections (1) or (2) above
does not allow adequate parking for the apartment building, the owner must increase the
n:umbet Qfparking Sl1aces to fulfill the needs as detennined by the Directnr.
(P) Self-service storage facilities.
(1) Self-service storage facilities shall be defined as fully enclosed spaces used for
_~~~h..ousing_",hich cont~i!1 i~diviQl!~l ~t2r,!g~U11it~ ~ith floQ!'~~~~_!1Qgr~a~!!h~ [Q!!r
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hundred (400) square feet and an interior height not to exceed twelve (12) feet. No
wholesale or retail sales are permitted.
(2) In self-service storage facilities, off-street parking shall be provided on the
following basis: One (1) parking space per five thousand (5,000) square feet of building
area for the first twenty thousand (20,000) square feet of building; one (1) parking space
per ten thousand (10,000) square feet (or fraction thereof) of building area thereafter; and
one (1) parking space for the manager's apartment, where provided. One (1) parking
space per four hundred (400) square feet of gross office area (or fraction thereof) shall
also be provided. In the application of these regulations, a minimum number of five (5)
off-street parking spaces shall be provided for any self-service storage facility regardless
of size.
(Ord. No. 57-19, S 5(BB)(1)(3), 10-22-57; Ord. No. 61-27, S 1,6-27-61; Ord. No. 62-23,
S 1,6-5-62; Ord. No. 64-13, S 1,4-21-64; Ord. No. 64-31, S 1, 7-21-64; Ord. No. 69-71,
92, 10-8-69; Ord. No. 77-10, 9 1,2-15-77; Ord. No. 77-61, S 1,9-6-77; Ord. No. 83-14,
9 1,3-15-83; Ord. No. 83-57, S 1, 7-5-83; Ord. No. 83-116, S 1, 12-20-83; Ord. No. 91-
36, S 1,3-19-91; Ord. No. 94-165, S 1,9-13-94; Ord. No. 95-215, ~ 1, 12-5-95; Ord. No.
95-218, S 1, 12-5-95; Ord. No. 98-5, S 1, 1-13-98; Ord. No. 01-99, S 2, 6-5-01; Ord. No.
03-80, S 1,4-8-03; Ord. No. 03-117, S 1,5-6-03)
Cross references: Off-street parking for buildings for public assemblage, S 33-17(7).