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(a) Whenever any change in use, enlargement of a building, or extension of a land use results in an increase in the number of units used to measure required off-street parking, loading or waiting spaces, and such alteration or change creates a need for an increase of more than 15% in the number of required off-street parking spaces, additional off-street parking shall be provided on the basis of the increase in the number of such units of measurement.
(b) The 15% increase shall be measured as an aggregate change from the number of spaces that existed on the effective date of this code.
(Ord. 21-161, passed 12-13-2021)
(a) In the case of mixed or multiple uses in one building or one lot, the total requirements for off-street parking facilities shall be the sum of the requirements for the various uses computed separately and may be reduced by up to 25% by the Planning Commission as part of a site plan review.
(b) Off-street parking areas for one use shall not be considered as providing requirements for any other use unless the Planning Commission decides to reduce the number of parking spaces required for uses in a B-3 District. The Planning Commission determination must be made in writing and shall consider the following criteria:
(1) The number of on-street parking spaces in the vicinity;
(2) The availability of parking areas on adjacent sites, considering the hours of operation of the subject use and adjacent uses; and
(3) The cumulative adverse impact on the district if buildings are removed from a multiple storefront streetscape in order to provide parking on site.
(Ord. 21-161, passed 12-13-2021)
(a) Not to exceed. In order to prevent excessive lot coverage, the artificial increase in air temperature, and an unnecessary increase in surface water run-off, no minimum off-street parking space requirement in § 1234.14: Number of Parking Spaces Required, shall be exceeded by more than 20% unless good cause can be shown by the applicant and approved by the Planning Commission. Single-family dwellings, two-family dwellings and multi-family dwellings are exempt from this provision.
(b) Reduced and adjacency parking. The Planning Commission may approve a site plan with a reduction in the number of parking spaces required if it can be shown that the lesser number of spaces is appropriate and consistent with these regulations, the land use plan, and other plans of the city under the following provisions.
(1) When the required parking spaces for a proposed use can be accommodated on an adjacent or nearby site, arrangements can be made between the businesses and other property owners that are not normally open, used or operated during the same hours to share parking facilities in order to meet their parking requirements, provided that not more than 50% of the required parking spaces are shared.
(2) Where the required parking spaces are collectively or jointly provided and used, a written agreement thereby assuring their retention for such purposes shall be properly drawn and executed by the parties concerned, approved as to form by the Law Director, and filed with the application for a zoning permit.
(Ord. 21-161, passed 12-13-2021)
If the number of parking spaces required in § 1234.14: Number of Parking Spaces Required, is substantially larger than the number anticipated by the applicant, and the applicant provides sufficient evidence that supports the reduced parking needs, the Planning Commission may approve a site plan with a lesser number of parking spaces, provided that:
(a) Suitable area(s) must be reserved for the construction of the balance of the total number of spaces otherwise required by this chapter and shall be illustrated on the site plan in locations and with landscaping in full compliance with this code. Such areas shall include needed areas for stormwater management in association with such parking facilities;
(b) The Planning Commission, upon re-evaluation of the project parking needs, may at any time direct that some or all of the reserved spaces be constructed; and
(c) Any additional parking, if and when constructed, shall be provided according to the approved site plan and only after approval of the construction plans by the Code Administrator.
(Ord. 21-161, passed 12-13-2021)
The minimum number of off-street parking spaces required shall be as follows:
Table 1234-3: Number of Parking Spaces Required | |
Use | Minimum Parking Spaces Required SF = Square Feet GFA = Gross Floor Area |
Agricultural | |
Agriculture | 1 per 800 SF GFA of building used for the retail sale of food, drink or product made on site from agricultural produce |
Residential Uses | |
Bed and breakfast establishment | 1 per guest room plus 2 for the owner |
Dwelling, multi-family | 2 per each dwelling unit |
Dwelling, single-family | |
Residential Care and Congregate | |
Residential facility | 1 per 4 residents of design capacity plus 2 per facility |
Skilled nursing or personal care facility | |
Public, Institutional, and Recreational Uses | |
Active recreational facilities | 1 per 250 SF GFA, or 1 per 5 seats, whichever is greater for indoor use 1 per 1,000 SF, plus 1 per 5 seats for outdoor use |
Cemeteries | 1 per 100 SF of GFA used for assembly |
Cultural facilities | 1 per 400 SF of GFA or 1 per 8 seats, whichever is greater |
Educational institutions (higher education) | 1 per 3 auditorium seats, plus 1 per 5 classrooms seats of design capacity |
Educational institutions (preschool and K-12) | 1 per 15 classroom seats of design capacity |
Essential services | None required |
Fraternal, charitable and service oriented clubs | 1 per 150 SF of GFA |
Government offices and buildings (no outdoor activities) | 1 per 400 SF GFA |
Hospitals | 2 per 3 beds of design capacity |
Passive parks, open space and natural areas | 1 per 10,000 SF |
Places of worship | 1 per 4 seats of design capacity |
Public utility buildings and facilities | 1 per 1,000 SF GFA |
Residential community centers | 1 per 400 SF GFA of indoor space |
Wireless telecommunication facilities | 1 per site; the driveway may count towards the parking requirement |
Commercial/Service | |
Administrative, business or professional offices | 1 per 400 SF GFA |
Adult entertainment business | 1 per 400 SF GFA |
Animal boarding facilities | 1 per 800 SF GFA |
Animal hospital/clinics | 1 per 400 SF GFA |
Assembly halls or conference centers | 1 per 250 SF GFA or 1 per 4 seats design capacity, whichever is greater |
Automobile, motorcycle, recreational vehicle sales and leasing | 1 per 1,000 SF GFA of indoor showroom space |
Automotive repair and service (minor) | 2 per service bay or 1 for every 400 SF GFA, whichever is greater |
Automotive repair and service (major) | 2 per service bay or 1 for every 600 SF GFA, whichever is greater |
Commercial and business support services | 1 per 400 SF GFA |
Commercial recreational facilities (indoors) | 1 per 400 SF GFA, or 1 per 5 seats, whichever is greater for indoor use |
Commercial recreational facilities (outdoors) | 1 per 1,000 SF, plus 1 per 5 seats |
Financial institutions | 1 per 400 SF GFA |
Fuel stations | 1 per 400 SF GFA |
Funeral homes | 1 per 100 SF GFA used for assembly |
Hotels and motels | 1 per guest room, plus 1 per 5 seats for restaurant use, plus 1 per 5 seats if banquet facility or conference rooms |
Medical/dental clinics | 1 per 400 SF GFA |
Microbrewery, microdistillery or microwinery | 1 per 150 SF GFA of retail, tap room, and restaurant space |
Mixed use buildings | See § 1234.10 |
Multi-tenant use | See § 1234.10 |
Nursery schools and day care centers | 2 per facility plus 1 for every 8 clients of design capacity |
Personal services | 1 per 250 SF GFA |
Restaurants | 1 per 100 SF GFA or 1 per 4 seats of design capacity, whichever is greater |
Retail businesses | 1 per 400 SF GFA for uses up to 20,000 SF GFA |
1 per 500 SF GFA for uses 20,001—50,000 SF GFA | |
1 per 600 SF GFA for uses 50,001—100,000 SF GFA | |
1 per 800 SF GFA for uses over 100,000 SF GFA | |
Tavern or bar | 1 per 150 SF GFA |
Vehicle washing establishment | 1 per 250 SF GFA of office space |
Industrial, Manufacturing and Processing | |
Contractor equipment and storage yards | 1 per 250 SF GFA of office space |
Industrial service uses | 1 per 800 SF GFA |
Industrial uses, heavy | 1 per 1,000 SF GFA |
Industrial uses, light | 1 per 1,000 SF GFA |
Metal salvage and junk storage | 1 per 250 SF GFA of office space |
Recycling center | 1 per 250 SF GFA of office space |
Research and development facilities | 1 per 750 SF GFA |
Self-storage facilities | 1 per 100 units |
Truck and heavy equipment sales | 1 per 250 SF GFA of office space |
Truck terminals | 1 per 250 SF GFA of office space |
Vehicle storage | 1 per 250 SF GFA of office space |
Warehouses | 1 per 1,000 SF GFA |
Wholesale establishments | 1 per 1,000 SF GFA |
(Ord. 21-161, passed 12-13-2021)
Every parcel of land hereinafter used as a public or private parking area shall be designed, developed and maintained in accordance with the following requirements. Such requirements shall be also subject to the landscaping requirements of § 1232.04: Landscaping Requirements.
(a) Screening.
(1) When a parking lot in a nonresidential district abuts a residential district along a shared lot line, either of the following must be provided:
A. A 20-foot-wide existing, wooded strip left in its natural state; or
B. A 15-foot-wide strip within which one or a combination of the following forms of screening shall be provided:
1. Dense vegetative planting, trees and/or shrubs of a variety which shall be equally effective year-round;
2. A landscaped mound or berm; or
3. An opaque wall or fence.
C. Such screening shall be a minimum of six feet in height, measured from the natural grade, except that the use of walls or fences in compliance with this section shall comply with any more restrictive fence regulations found elsewhere in these regulations.
D. Applicants may propose the use of a combination of the allowed forms of screening.
(2) For parking lots or segments of parking lots that are 20,000 square feet or more in area, a minimum of 5% of the gross area must be reserved for internal landscaping.
(b) Paving.
(1) Approved driveway materials in the residential districts shall be either portland cement concrete or bituminous asphaltic concrete. In the R-1D District, crushed gravel or an approved semi-rigid surface material, as approved by the Code Administrator, shall also be permitted. Blast furnace slag and crushed concrete are not approved driveway surfaces.
(2) Any off-street parking area and access drives in nonresidential districts shall be graded and surfaced with concrete or bituminous surface or with any surfacing equal to or superior to either of these types, as approved by the Code Administrator.
(3) Porous pavement is permitted for use in nonresidential zoning districts provided:
A. The porous pavement is utilized for only the parking spaces and no driveways or circulation aisles; and
B. The applicant shall submit a maintenance plan to the city in association with the porous pavement.
(4) Failure to comply with the maintenance plan shall be deemed a violation of this code.
(5) Grass paver systems are permitted for use as part of any public recreation area.
(c) Overhang of vehicles. An allowance of a two-foot overhang for vehicles may be counted as part of the parking space as long as it does not infringe upon any required landscape area or sidewalk.
(d) Lighting. Lighting shall be subject to the exterior lighting standards of § 1226.04: Outdoor Lighting.
(e) Space and directional arrow markings. Designated parking spaces shall be marked on the surface of the parking area with paint or permanent marking materials and maintained in a clearly visible condition. Unless modified by the Code Administrator, white shall be the standard color to delineate usable portions of off-street parking areas. One-way and two-way access ways into required parking facilities must be identified by directional arrows.
(f) Drainage. All required spaces, together with driveways and other circulation aisles, shall have adequate provision for drainage and for disposal of stormwater, so that water shall not flow onto adjoining property or adjacent sidewalks in a quantity or manner that would be detrimental thereto or inconvenient to persons using the sidewalk.
(g) Separation from public right-of-way. Except in residential zoning districts, all open off-street parking facilities located within a required front yard shall be separated from public sidewalks or the existing right-of-way by a landscaped area at least ten feet in width. This area shall be landscaped and maintained with a suitable combination of trees, shrubs, and ground cover. A minimum six-inch barrier curb shall be provided on the parking lot side of the required landscaped areas.
(h) Connection of adjoining parking areas. Planned open off-street parking facilities shall be required to provide interior access to planned or existing adjoining open off-street parking facilities and private roadways at property lines. All interior access between adjoining parking facilities and private roads shall be open to the public.
(i) Interior design and landscaping.
(1) All parts of open off-street parking facilities which are unusable, either for parking, circulation or loading, shall be landscaped and maintained with plantings of grass, flowers, shrubs, and at a minimum, one tree of at least 1% inch caliper or larger for every 12 parking spaces.
(2) In addition, the following planting, landscaping and interior design requirements shall be met.
A. Interior rows. For parking lots with interior rows, one tree shall be located at the ends of interior rows and one at each end of a perimeter row.
B. Distribution. Any remaining required trees shall be evenly distributed along the parking lot perimeter or in interior islands.
C. Maximum number required. Nothing in this section requires the planting of more trees than the number calculated using the 1:12 ratio established in division (i)(1) of this section.
D. Interior island. A curbed landscaped interior island is required for each 20 contiguous parking spaces in a parking row. The island must be three feet in width and the length of the adjoining spaces. If a tree is planted in the interior island the width must be four feet.
E. Interior end island. A three-foot wide curbed landscaped interior end island is required at the end of all interior rows. The length of the island must be equal to the depth of the adjoining parking spaces. If a tree is planted in the island area the width at the tree planting area must be four feet.
F. Interior mid-row island. For parking lots in excess of 40 spaces, a curbed landscaped interior mid-row island connecting the interior end islands must be provided having a minimum width of three feet. If a tree is planted in the interior mid-row island the width must be four feet.
G. Island design. All islands shall be designed for ease of vehicular movement.
Figure 1234-A: Common Components to Interior Landscaping.
(j) Ground cover. Ground cover must be installed appropriate to the surface conditions sufficient to prevent erosion and sedimentation of the area. See § 1232.04: Landscaping Requirements.
(k) Lighting and walkways. Lighting fixtures and walkways are permitted within all landscaped islands and perimeter areas.
(l) Interior curbs.
(1) All off-street parking spaces must include a barrier that shall be located at least two- and one-half feet from a fence, wall, walkway, or landscaped area to protect such areas from vehicle encroachment.
(2) Such barrier shall be designed to allow for positive drainage of stormwater and may include:
A. Six-inch tall continuous curbs that have scissor cuts or other breaks for positive drainage flow; or
B. Wheel stops with a minimum height of four and one-half inches.
(Ord. 21-161, passed 12-13-2021)
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