1060.060: - PARKING AND LOADING — Corcoran Zoning Code

Subd. 1. General Provisions.

A. Site Plans. All site plans submitted for a structure requiring parking spaces and/or loading facilities shall show or designate the parking and/or loading area(s), number of parking spaces, and type of surfacing, screening, drainage, curbing, sidewalks, and other improvements which may be required to be installed. Said plan shall be a part of the building permit for any such structure, and except for one and two family dwellings, no final certificate

of occupancy shall be issued until all items shown on the plan for parking and loading facilities have been completed, unless an agreement supported by a financial security is provided for the completion of said plan.

B. All site plans for single family homes must provide for location of a one stall attached garage, whether or not construction is intended.
C. Change in Land Use. When the site intensity or use of a building and/or property is increased with consequential effect upon the parking requirements as prescribed in this Section, the parking requirements as prescribed herein shall be used to provide for such increase in the site intensity and/or use.
D. Reduction of Existing Off-Street Parking Space or Lot Area. Off-street parking spaces or lot area devoted to parking existing upon the effective date of this Chapter shall not be reduced in number or size unless said number or size exceeds the requirements set forth herein for a similar new use.
E. Handicap Parking. Handicapped parking spaces shall be provided as applicable pursuant to Minnesota Statutes 168.021, as may be amended.
F. Required accessory off-street parking shall be on the same lot under the same ownership as the principal use being served, except as provided for under the provisions of Subd. 2 of this Section.
G. Except for single family and two family dwellings, head-in parking, directly off of and adjacent to a public street, with each stall having its own direct access to the public street, shall be prohibited.

Subd. 2. Off-Site Parking. Except as otherwise allowed in the Downtown Mixed Use District, when parking is provided on a site other than the lot or tract upon which a principal use is located, said parking area shall be in the ownership of and remain in the possession of the owner of the principal use for which it is designated. No authorization for separate parking facilities shall be given until such time as the City Council is reasonably certain that the ownership and use of the parking area will continue and that the site will be well maintained. Off-site parking facilities may only be allowed by conditional use permit and shall be subject to the following conditions:

A. Ordinance Compliance. Off-site parking shall be developed and maintained in compliance with all requirements and standards of this Chapter.
B. Access. Reasonable access from off-street parking facilities to the use being serviced shall be provided as determined by the Zoning Administrator.
C. Proximity to Multiple Family Dwelling. The furthest space of an off-site parking lot for multiple family dwellings shall not be located more than 300 feet (excluding public rights-of-way) from any normally used entrance of the principal use serviced.
D. Proximity for Non-Residential Uses. The furthest space of an off-site parking lot for nonresidential uses shall not be located more than 300 feet (excluding public rights-of-way) from the main entrance of the principal use being served.

Subd. 3. Parking Design.

A. Surfacing and Drainage. Off-street parking areas for non-residential uses shall have a perimeter of poured, cast in place, concrete curb around the entire parking lot and shall be surfaced with asphalt, concrete, or other surface as approved by the City Engineer. Such areas shall be graded and drained to dispose of all surface water without damage to adjoining property. These requirements shall also apply to open sales lots.
B. Gravel Parking Lots. Gravel parking lots shall be prohibited in all areas of the City except in the Rural Commercial (CR) zoning district. Gravel parking lots may be provided in the CR district, if all of the following standards are met:
1. The City Engineer has reviewed the grading plan and finds that surface water is managed in compliance with City and State requirements.
2. A dust control program is provided by the landowner and approved by the City Council.
3. Handicapped accessible routes are provided on site in compliance with State and Federal requirements.
4. The gravel parking areas are fully screened to a height of 3 feet from the public streets and adjoining properties.
5. The commercial development requiring the parking is seasonal in nature (operates 9 months or less per calendar year).
6. Landscaped areas equal to 10 percent of the lot area shall be provided in parking lots that contain space for 50 or more cars.
7. When an existing business expands its structure by 10 percent or more or a change in use creates the need for additional parking spaces, the entire parking area shall be upgraded to meet the provisions contained within this subdivision.
8. Areas designed for storage purposes only, which are fenced and properly screened, may be permitted to utilize other durable and dustless surface materials subject to the approval of the City Council.
9. Off-Street Loading Areas. Loading areas established after March 23, 2004 shall be prohibited within 300 feet of residentially zoned or guided property unless completely screened by an intervening building. Loading areas not requiring screening by an intervening building shall be screened from adjacent residentially zoned or guided

property by the use of berms, fences, or walls to provide 100 percent opacity to a height of at least 10 feet. The height of the screening shall be measured from the grade of the loading areas.

Subd. 4. Parking Area Standards.

A. Setbacks.
1. Minimum Parking and Drive Aisle Setbacks shall be as follows:
  - a. Front - Same as the minimum front setback for principal structures in the zoning district.
  - b. Side and Rear - 10 feet.

In the case of properties which abut street easements, applicable setbacks shall be determined by the Zoning Administrator and relate to roadway classification as identified in the Corcoran Comprehensive Plan.

B. Calculating Space.
1. Floor Area. The term "floor area" for the purpose of calculating the number of off-street parking spaces required shall be determined on the basis of the exterior floor area dimensions of the buildings, structure or use times the number of floors, minus 10 percent except as may be hereinafter modified, and where a gross floor area calculation is specified.
2. Computation. When determining the number of off-street parking spaces, any fraction of a number shall constitute an additional space.
3. Places of Public Assembly. In stadiums, sports arenas, places of worship and other places of public assembly in which patrons or spectators occupy benches, pews, floor space or other similar seating facilities, each 18 inches of such seating facilities shall be counted as one seat for the purpose of determining parking requirements.
4. Snow Storage in Parking Stalls. Provision shall be made in the parking area for adequate snow storage or removal in order to ensure that the required number of spaces is available at all times during the year.
5. Use of Required Area. Required accessory off-street parking spaces in any district shall not be utilized for open storage, sale or rental of goods, or storage of inoperable vehicles unless approved by the Zoning Administrator.
C. Design.
1. Pedestrian Provision. All off-street parking areas shall be designed with due regard to pedestrian circulation. Off-street parking areas shall be designed such that vehicle and pedestrian circulation is accommodated in a safe, complementary, and orderly fashion.
2. Dimensional Requirements. Unless otherwise specified in this Chapter, stall, aisle and driveway design for required off-street parking shall comply with the following standards:

Minimum Dimensional Requirements for Parking
Angle of Parking	Stall Width Parallel to Aisle	Stall length of Line	Stall Depth	Aisle Width
45º	12'7"	25'	17'6"	12'
60º	10'4"	22'	19'	16'
75º	9'3"	20'	19'6"	23'
90º	9'	18'6"	18'6"	26'

Compact Parking. Up to 20 percent of the parking spaces in a parking lot may be permanently marked for compact cars only, provided that:
- a. The parking lot contains 40 or more off-street parking spaces.
- b. All compact car spaces are a minimum of 8 feet in width and 16 feet in length.
- c. Signs and markings, as approved by the City, are placed and maintained for compact car spaces.
- d. All required off-street parking aisle widths are maintained.
- e. The compact car stalls do not displace preferred handicap parking stall locations.
- f. The design, layout, and location of designated compact car spaces shall not encourage utilization by oversized vehicles and shall be subject to approval by the Zoning Administrator.
Parking Garages/Parking Within Structures. Required garage parking for structures containing 3 or more dwelling units shall be provided underground, under principal structures or in a similar manner to avoid excessive site coverage. The off-street parking requirement may be furnished by providing fee-free space so designed within the principal building or structures attached thereto; however, unless provisions are made, no building permit shall be issued to convert said parking structure into a dwelling unit or living area or other activity until other adequate provisions are made to comply with the required off-street parking provisions of this Chapter. In no case shall on-street parking be utilized to satisfy the required off-street parking supply.
Parking Ramps.
- a. Parking ramps shall be set back from lot lines as required for the principal building on the lot, or as required for parking spaces specified by this Section, whichever is greater.
- b. Except as otherwise approved by the Zoning Administrator, off-street parking ramps shall be designed in compliance with the applicable dimensional requirements of Subd. 4 (C)2 of this Section.
Street Encroachments. Except in the case of single, two family dwellings, parking areas shall be designed so that circulation between parking bays or aisles occurs within the designated parking lot upon the property being serviced and does not depend upon a public street or alley. Except in the case of single, two family dwellings, parking area design that requires backing into the public street is prohibited. Parking spaces in a public right-of-way shall not be utilized in meeting required off-street parking standards, except as may be provided in this Chapter.
Parking Area Grades. The grade elevation of the required parking area or portion thereof shall not exceed 5 percent.
Driveway Access Minimum. Each property other than single family uses shall be allowed one driveway access for each 125 feet of street frontage. All property shall be entitled to at least one driveway access. Single family uses shall be limited to one driveway access per lot, except when the property exceeds the required street frontage per zoning district requirements, a second driveway access may be allowed by approval of the Zoning Administrator. Except as otherwise approved by the Zoning Administrator, single family uses shall not access arterial and major collector streets. In such cases, if a lot does not have frontage upon a local street and where the Zoning Administrator determines driveway access to arterial and major collector streets necessary, joint access through the use of shared curb cuts and access easements shall be utilized to the extent possible.
Street Access. Except as allowed by a conditional use permit or property subdivision, each lot shall have frontage and access directly onto an abutting, improved and City accepted public street.
Lighting. Any lighting used to illuminate an off-street parking area shall be so arranged as to reflect glare away from adjoining property, adjacent residential uses and public rightsof-way and be in compliance with Section 1060.040 of this Chapter.
Signs. No sign shall be so located as to restrict the sight lines and orderly operation and traffic movement within any parking lot. All signs shall be in conformance with the City Code.

Subd. 5. Location. In the case of residential dwellings, driveways providing access to garages may qualify as required off-street parking spaces if all of the following conditions are met:

A. The driveway shall serve a dwelling unit that has use of a two-stall garage.
B. The driveway shall be under the direct control of the dwelling unit served by the garage.
C. The driveway shall measure at least 22 feet in length between the front of the garage and the street, roadway or sidewalk.
D. The driveway must be located outside of any drainage and utility easement, unless approved by the City Engineer.
E. Parking on the driveway shall not impede pedestrian or traffic circulation or access to any other dwelling unit, nor shall it adversely affect the ability to provide public utilities or public safety.

Subd. 6. Pedestrian Circulation. A pedestrian circulation route shall be provided from all parking areas and loading zones as may be applicable to the entrance of the building. Such circulation routes shall be surfaced with material such as asphalt, concrete, or equivalent material determined acceptable by the Zoning Administrator.

Subd. 7. Maintenance. It shall be the joint and separate responsibility of the owner of the principal use (or lessee), to use and to maintain in a neat and adequate manner, the parking space, access way, striping, landscaping, and required fences and to undertake snow removal.

Subd. 8. Number of Off-Street Parking Spaces Required. The following minimum number of offstreet parking spaces shall be provided and maintained by ownership, easement, and/or lease for and during the life of the respective uses hereinafter set forth.

Number of Parking Space Requirements by Land Use
Use		Number of Stalls Required
Residential Uses
Single and Multi-Family Housing		2 spaces per unit plus 1 space for each 5 units in an apartment or townhome complex.
Senior Housing		1.5 spaces per dwelling unit
Public/Institutional Uses

Educational Facilities, elementary and Jr. High		One space per classroom plus one additional space for each 50 students. Auditorium and special event space shall be calculated separately.
Educational Facilities, High School and post-secondary		One space per classroom plus one space for each 7 students based on design capacity. Auditorium and special event space shall be calculated separately.
Hospitals, Nursing Homes, etc.		One space per 2 beds. Ofce space shall be computed separately.
Public Facilities for gathering, including places of worship/assembly, theaters, civic centers, auditoriums and stadiums.		One space for every 4 seats, based on the design capacity of the facility or as noted in Subd. 4(B)3 of this Section.
Commercial/Industrial Uses
Retail Uses including drive-in businesses, banks and restaurants		8 parking spaces plus one space for each 200 square feet of retail space and one parking space for each 35 square feet of dining area

Commercial Recreation	Bowling Alley	5 spaces per alley plus one space for each 300 square feet of service area
	Golf Course	20 spaces plus one space for each 500 square feet of clubhouse
	Golf Driving Range	10 spaces plus one for each 100 square feet of building area
	Public Park	One space for each one acre of park plus 5 spaces per playground facility and one space for each picnic table. A minimum of 5 spaces is required.
	Skating Rink or Dance Hall	6 spaces per 1,000 square feet of foor area
	Swimming Pool	20 spaces plus one space for each 500 square feet of foor area
	Community Center or Health Club	One space per 300 square feet of foor area
Manufacturing, Processing or Fabricating Facility		8 spaces plus one space for each 2 employees on the largest shift. A minimum of 8 spaces plus one space per 500 square feet of foor area is required.
Warehousing and Wholesale Facilities		5 spaces plus one space for each 2 employees on the largest shift. A minimum one space per 1,500 square feet of foor area is required.

Motels and Hotels		One space per lodging unit plus one space for each 5 units
Ofce Buildings, Animal Clinics, Medical/Dental Clinics		One space for each 200 square feet of foor area. A minimum of 8 spaces is required.
Auto Service Stations		4 spaces plus one for each service bay or wash bay. Facilities with convenience retail shall also comply with the retail parking requirements.

Subd. 9. Non-Specified Uses. For uses not specifically listed above, off-street parking requirements shall be computed by the Zoning Administrator on the same basis as required for the most similar listed uses. In such cases, the Zoning Administrator shall also consult off-street parking reference materials including, but not limited to, manuals prepared by the American Planning Association and Institute of Transportation Engineers.

Subd. 10. Space Reductions. Subject to the review and processing of an interim use permit, the City may reduce the number of required off-street parking spaces when the use can demonstrate in documented form a demand which is less than required by this Chapter. In such situations, the City may require land to be reserved for parking development should the use or needs change.

Subd. 11. Joint Facilities. The City may approve an interim use permit to allow joint parking for one or more businesses where the total number of parking stalls provided for joint use is less than the sum of the total required for each business should they provide them separately. The applicant must demonstrate the feasibility of the arrangement in a written report. Such a permit shall not be granted except when the following conditions are found to exist:

A. Proximity. The building or use for which application is being made to utilize the off-street parking facilities provided by another building or use shall be located within 300 feet of such parking facilities, excluding public rights-of-way.
B. Conflict in Hours. The applicant shall demonstrate in documented fashion that there is no substantial conflict in the principal operating hours of the 2 buildings or uses for which joint use of off-street parking facilities is proposed.
C. Written Consent and Agreement. A legally binding instrument, executed by the parties concerned, for joint use of off-street parking facilities, duly approved as to title of grantors or lessors, and in a form and manner of execution approved by the City Attorney, shall be filed with the City Clerk and recorded with the Hennepin County Recorder or Registrar of Titles, and a certified copy of the recorded document shall be filed with the City within 60 days after approval of the joint parking use by the City or the interim use permit shall be considered null and void.

Subd. 12. Drive Through Business. Where allowed, drive through businesses shall comply with the following:

A. The business shall be located on a site with direct access to a minor arterial street, collector or service road.
B. Drive-Through Lanes: Drive-through or drive-in lanes are not allowed between the building and a lot line that faces a public street. This does not pertain to driveways.
C. All portions of the business with drive through facilities, including but not limited to, the building in which they are located, service windows and stacking spaces, shall be separated from residentially zoned or guided property by an arterial or collector street or shall be set back at least 300 feet from residentially zoned or guided property.
D. The public address or order system shall not be audible from any adjacent residentially zoned or guided property.
E. Adequate stacking distance shall be provided, as determined by the City Engineer, which does not interfere with other driving areas, parking spaces, or sidewalks Stacking spaces shall not interfere with parking spaces or traffic circulation.
F. The applicant shall demonstrate that such use will not significantly lower the existing level of service on streets and intersections.
G. Screening shall be provided of automobile headlights in the drive-through lane to adjacent properties. Such screening shall be at least three feet (3') in height and fully opaque, consisting of a wall, fence, dense vegetation, berm, or grade change.
H. A bypass lane shall be provided for each drive-through use, allowing cars to leave the drivethrough lane from the stacking area.

(Ord. 348, passed 05-25-17)