(A) Purpose.
(1) The regulations of this section are intended to ensure provision of off-street motor vehicle parking, bicycle parking, and other transportation access facilities in rough proportion to the generalized parking and transportation demands of different land uses. By requiring such facilities, it is the intent of this section to help avoid the negative impacts associated with spillover parking into adjacent neighborhoods, while at the same time avoiding the negative environmental and urban design impacts that can result from parking lots and other vehicular use area.
(2) The provisions of this section are also intended to help protect the public health, safety and general welfare by:
(a) Helping avoid and mitigate traffic congestion;
(b) Encouraging multi-modal transportation options and enhanced pedestrian safety;
(c) Providing methods to reduce the amount of impervious surface in parking areas and adequate drainage structures to order to reduce the environmental impacts of stormwater runoff;
(d) Encouraging paving or alternate means of surfacing of parking areas in order to address dust abatement and improve air quality; and
(e) Providing flexible methods of responding to the transportation and access demands of various land uses in different areas of the city.
(B) Applicability.
(1) General. Unless otherwise expressly stated, the parking regulations of this section apply to all districts and all uses within zoned and unzoned areas.
(2) New development. Unless otherwise expressly stated, the parking standards of this section apply to all new buildings constructed and all new uses established in all zoning districts.
(3) Enlargements and expansions.
(a) Unless otherwise expressly stated, the parking standards of this section apply whenever an existing building or use is enlarged or expanded to include additional dwelling units, floor area, employees or other units of measurement used for establishing off-street parking requirements.
(b) In the case of enlargements or expansions triggering requirements for additional parking, additional off-street parking spaces are required only to serve the enlarged or expanded area, not the entire building or use. In other words, there is no requirement to address lawfully existing parking deficits.
(c) Additional off-street parking spaces are required only when existing development is enlarged or expanded in any way that results in more than a 10% increase in the total number of off-street parking spaces required for the development based on the standards of this zoning ordinance.
(d) Commentary: An enlargement or expansion may trigger the need to provide or increase accessible (ADA-compliant) parking, as determined by the city.
(4) Change of use.
(a) Unless otherwise expressly stated, when the use of property changes, additional off-street vehicle and bicycle parking spaces must be provided to serve the new use only when the number of parking spaces required for the new use exceeds by more than ten percent the number of spaces required for the lawful use that most recently occupied the building based on the standards of this zoning ordinance. In other words, 110% "credit" is given to the most recent lawful use of the property for the number of parking spaces that would be required under this zoning ordinance regardless of whether such spaces are provided. Any new parking spaces required must comply with all applicable parking area design and layout standards.
(b) When the number of parking spaces required for the new use exceeds the number of spaces required for the use that most recently occupied the property by more than ten percent, additional parking spaces are required only to make up the difference between the amount of parking required for the previous use and the amount of parking required for the new use, based on the standards of this chapter.
(c) A change of use may trigger the need to provide or increase accessible ADA-compliant parking, as determined by the city.
(C) Exemptions, reductions.
(1) Landmarks and historic districts. The zoning officer, in consultation with the historic preservation officer, is authorized to approve exceptions and waivers to minimum off-street parking ratios for the following:
(a) Rehabilitation or reuse of buildings on the National Register of Historic Places;
(b) Buildings designated as local cultural resources;
(c) Contributing buildings in National Register Historic Districts; or
(d) Buildings in locally designated historic districts.
(2) Combination of reductions. Vehicle parking reductions in this section may be combined.
(D) Compliance required. Existing parking facilities may not be altered to violate the requirements of this section.
(E) Minimum requirements. Except as otherwise expressly stated, off-street motor vehicle parking
spaces must be provided in accordance with the off-street parking schedule of Table 20.60-1.
(F) Off-street parking schedule.
(G) Table 20.60-1 Off-Street Parking Schedule.
(1) In all districts in connection with every use, at the time any building or structure is erected or enlarged, off-street parking spaces shall be provided in accordance with the following requirements:
Use | Number of Required Spaces |
Use | Number of Required Spaces |
Residential and Lodging Uses | |
Detached house | 2 per dwelling unit, both fully enclosed |
Duplex | 2 per unit |
Multiple-family | 2 per unit |
Boarding/rooming house, motel, hotel | 1 per guest room plus 1 per employee on maximum shift |
Dormitories, fraternities, sororities and other unmarried student housing | 2 per 3 occupants based on maximum design plus any additional parking required to meet public assembly requirements |
Business and Commercial Uses | |
Cafeteria, restaurant (not drive-in), bar, lounge, tavern, private club | 8 seats per 1,000 SF net floor area |
Drive-in restaurant | 1 per 50 s.f. net floor area plus |
Office not otherwise classified | 4 per 1000 s.f. net floor area |
Commercial/service not otherwise classified | 6 per 1000 s.f. net floor area |
Service station, car wash, and similar operations | Adequate off-street space for vehicle being washed, fueled or serviced plus Maximum of 5 off-street spaces per establishment or minimum of 3 off-street spaces for each wash pack, wash space, or work stall in station plan, whichever is greater. |
Day care centers or nurseries | 1 per 2 employees |
Business and Commercial Uses
| |
Adult day care centers | 1 per 2 employees plus 5 public spaces. |
Off-street parking requirements for temporary employment services/day labor businesses | Applicants for a temporary employment service or day labor business shall submit an application and the required fee to the Planning Commission for a conditional use permit (CUP) to determine parking requirements. Notice of such application shall be given to the public by posting a conspicuous sign on the subject property at least seven days prior to the Planning Commission meeting. The recommendation of the Planning Commission shall be forwarded to the City Council for final approval. The Planning Commission and City Council shall make a determination of the parking demand created by the proposed use and the amount of parking spaces thus determined shall become the off-street parking requirement for the permitted use. For existing structures and shopping centers the amount of available parking and the creation of potential traffic and parking hazards shall be considered. |
Industrial and Warehouse Uses | |
Industrial, Warehouse | Adequate area for all employee and customer vehicles at all times, plus Adequate area for loading, unloading and for all vehicles used incidental to or part of primary operation |
Schools, Institutions and Places of Assembly | |
Schools | 10 per classroom (college) 0 per class room (technical college/trade school) 8 per class room (high school) 4 per class room (elementary and middle school) |
Hospital | 1 per 4 beds exclusive of bassinets, plus 1 per each visiting doctor/staff, plus 1 per 2 employees plus, adequate area for emergency vehicles. |
Medical/dental clinic or office | 6 per doctor plus 1 per 2 employees |
Convalescent/nursing home | 1 per 3 beds, plus 1 per 4 beds exclusive of bassinets, plus 1 per each visiting doctor/staff, plus 1 per 2 employees |
Community center, theater, auditorium, church sanctuary | 1 per 3 beds, plus 1 per 4 beds exclusive of bassinets, plus 1 per each visiting doctor/staff, plus 1 per 2 employees |
Community center, theater, auditorium, church sanctuary | 1 per 4 seats based on maximum seating capacity |
Place of amusement or recreation, convention hall, lodge, club, library or museum | 1 per 50 s.f. of floor space used for assembly or recreation in building |
All Uses Not Listed | |
For all uses not covered in this section, the Planning Commission shall make a determination of the parking demand to be created by the proposed use and the amount of parking this determined shall be the off-street parking requirement for the permitted use. | |
Accessible Parking for People with Disabilities | |
Accessible parking spaces for people with disabilities shall be provided in accordance with applicable building codes and city engineering standards and specifications. The spaces may be counted toward satisfaction of the required spaces specified in this section. | |
(2) Parking spaces for the handicapped shall be provided in accordance with applicable building codes, along with all state and federal requirements. The spaces may be counted toward satisfaction of the required parking spaces. In all districts, off-street parking areas shall be located as follows:
(a) In residential districts, no parking space, other than the driveway, shall be located in the front, side or rear setbacks. Off-street parking may be permitted in side or rear setbacks which do not abut residentially-zoned or residentially-developed property.
(b) A sight triangle shall be maintained on a commercial lot at the point where the lot abuts a residential district whenever parking spaces are to be placed within front or side setbacks located along a street other than a major thoroughfare.
(c) The off- street parking area shall be located entirely within 200 feet, exclusive of streets and any alley widths, of the principal use and shall have direct access to a street or alley. In addition, the
off-street parking area must be located on a property having the same or a less restrictive zoning classification and be under the same ownership.
(d) Required off-street parking spaces shall not thereafter be reduced or encroached upon in any manner.
(e) All driveway cuts into public streets shall conform to the standards approved by the City Council and on file with the City Engineer.
(3) Plan and information required:
(a) The applicant for a building permit of new construction, expansion, change in use resulting in an increase in this parking requirement or new striping arrangement of an existing parking area shall submit a site plan showing the number, location, size and type of parking spaces and circulation pattern.
(b) The applicant shall submit information regarding the projected number of employees, seating capacities, gross floor area, gross leasable area, number of dwelling units and any of the appropriate data necessary to verify compliance with these regulations.
(4) Plans for parking area resurfacing. Site plans for surfacing of all off-street parking areas, aisles and access driveways, will be required, including drainage plans, and will be reviewed and approved by city staff for compliance with city specifications.
(5) The following provisions shall apply to the development and maintenance of multiple-family, commercial, industrial and institutional parking areas:
(a) No building permit shall be approved until a plan has been reviewed and approved by the Community Development Director.
(b) It shall e the responsibility of the property owner to certify at the time he applies for a building permit that his plan will provide sufficient parking spaces and facilities to accommodate his use.
(c) The land upon which the off-street parking lot is located shall be owned or controlled by the same entity, which owns or controls the land on which the principal use is located.
(d) At least 5% of the total lot area, exclusive of the area of the adjacent rights-of-ways, of any off-street parking lot shall be landscaped with grass, shrubs, and ground cover. Including landscaped dividing spaces.
(e) All off-street parking areas shall be effectively screened on each side that abuts an R-1 or R-2 zoning district or an existing single-family or two-family use with a continuous, view-reducing fence.
(f) The parking spaces in all off-street parking areas shall be clearly marked with paint or plastic striping which provides permanent delineation between spaces.
(g) There shall be appropriate bumpers or wheel guards centered in the parking space to prevent any part of a parked vehicle from extending beyond the parking area.
(h) All lighting equipment used in illumination of off-street parking areas shall not create a nuisance or hazard for streets or adjoining properties.
(i) All parking areas shall be located and designed so as to avoid undue interference with the use of public streets and alleys. Parking areas shall provide suitable maneuvering room so that all vehicles may enter an abutting street in a forward direction. The backing of a motor vehicle onto a public street from a parking area is prohibited, except from a residential parking area that does not exceed two spaces per dwelling unit. Parking spaces must be directly accessible to a parking aisle.
(6) (a) Whenever two or more uses are located together in a common building, shopping center or other integrated building complex, the parking requirements may be complied with by providing a permanent common parking facility, cooperatively established and operated, which contains the requisite number of spaces for each use.
(b) The total number of spaces provided shall not be less than the sum of the individual requirements.
(7) (a) Every commercial or industrial building hereafter constructed in any district shall provide off-street loading berths in accordance with the following provisions:
Use | Gross Floor Area | Minimum Berths |
Retail and industrial | 1 - 12,000 | 0 |
12,000 - 48,000 | 1 | |
48,000+ | 2 | |
Office | 0 - 48,000 | 0 |
48,000 - 100,000 | 1 | |
10,000+ | 2 |
(b) The off-street loading berths shall be maintained on the same lot with the building.
(c) Each berth shall be no less than 12 feet in width, 50 feet in length and 14 feet in height.
(d) Loading berths may occupy part of any required side or rear yard, but no space may be located closer than ten feet to the rear property line.
(8) (a) When the off-street parking space or loading berth does not abut on a street, public or private alley or easement for access, an access drive of the following minimum widths shall be provided:
1. Two-way drive: 25 feet.
2. One-way drive for 90-degree parking: 24 feet.
3. One-way drive for 60-degree parking: 18 feet.
4. One-way drive for 45-degree parking: 13 feet.
(b) The maximum width of any driveway in the residential districts shall be 32 feet. The maximum width of any driveway in non-residential districts shall be 36 feet.
(9) All off-street parking areas, driveways and loading berths shall be constructed according to standards approved by the City Council and on file with the City Engineer.
(10) Notwithstanding any provision of this section, no off-street parking spaces or loading berths shall occupy the sight triangle at a corner.
(Prior Code, § 13-620) (Am. Ord. 1408, passed 8-18-87; Am. Ord. 1687, passed 11-5-02; Am. Ord. 1758, passed 1-17-06; Am. Ord. 1910, passed 12-1-15; Am. Ord. 1974, passed 8-6-19) Penalty, see § 10.99