The parking requirements may be met by the use of joint and/or off site parking facilities. Alternatives to the parking requirements contained herein will be considered to:
Avoid the visual intrusion and heat build up that results from large paved areas.
Ensure the efficient use of land.
Create an incentive to provide pedestrian friendly development.
The administrator may authorize the use of joint parking, off site parking or a combination of the methods as described below:
A. Joint Parking:
1. The uses separately generate parking demands primarily during hours when the other uses are not in operation and the parking spaces serve the uses without conflict;
2. The peak hours of parking demand from the uses shall generally not coincide so that the peak demand will be less than the parking required;
3. The applicant provides documentation showing the parking demand will be reduced if a public or private transit system serves the use;
4. A shared parking analysis has been submitted describing the nature of the uses and the times when the uses operate so as to demonstrate the lack of potential conflict;
5. A shared parking facility, if located on a site other than the site where the uses are located, shall be located no further than that permitted in subsection B, "Off Site Parking", of this section;
6. The owners of the parcels or uses cooperatively establish and operate the facilities;
7. The owners of the parcels execute an agreement, satisfactory to the city attorney, which outlines the terms and conditions of the shared parking arrangement. The agreement shall include the following:
a. A guarantee that there will be no substantial alteration in the uses that will create a greater demand for parking;
b. A guarantee among the landowners for access to a use of the shared parking facility;
c. A provision that the city may require parking facilities in addition to those originally approved upon findings by the city council that adequate parking to serve the uses has not been provided;
d. A provision stating that the city council may, for due cause and upon notice and hearing, unilaterally modify, amend, or terminate the agreement at any time; and
e. Any other information required to be documented on such agreement by the city in an effort to assure compliance with this chapter. The agreement must contain the legal description of both parcels and must be of sufficient duration to ensure the continued use of the shared parking facilities. The city may record the agreement in the office of the county recorder, or require the applicant to do so.
B. Off Site Parking: The parking requirements may be met by locating the required parking spaces on a separate parcel from the lot on which the principal use is located. Off site parking may be approved only if:
1. The parcels containing the use and the off site parking are under common ownership, or a cross parking easement agreement is provided;
2. The parcel to be used for parking is located as follows from the building or use it is intended to serve (as measured along the sidewalk or walkway available for public use from the primary entrance of the principal use to the furthest parking space within the parcel):
a. Not more than three hundred feet (300') for residential uses;
b. Not more than seven hundred feet (700') in the community commercial (CC), highway mixed use (HMU), and mixed use (MU) districts and for all public/quasi-public uses;
c. Not more than one thousand five hundred feet (1,500') in the village center (VC) and neighborhood commercial (NC) districts;
d. Not more than one thousand five hundred feet (1,500') for employee parking on a daily basis where the vehicle is used occasionally, regardless of the nature of employment;
3. The parcel to be used for parking is not separated or divided from the building or use it is intended to serve by a freeway, expressway, highway, or primary arterial;
4. The applicant satisfies the administrator that the use of the off site parcel for parking will not be detrimental to public safety; and
5. The owner of the parcels executes an agreement or similar document, satisfactory to the city attorney, which outlines the terms and conditions of the off site parking use. The document must contain the legal description of both the off site parcel and the parcel where the principal use is located and must be of sufficient duration to ensure the continued use of the off site parcel for parking. In order to provide record notice of the existence of the off site parking arrangement, the applicant shall record the document in the office of the county recorder and provide a copy of the document to the city.
C. Hotels And Resort Parking: The administrator may authorize a reduction in the total number of required parking spaces for hotel/resort developments pursuant to the joint and off street parking standards of this chapter. Such reduction shall apply only to such uses as restaurants, retail stores, amusements/recreational facilities and similar uses which are clearly ancillary to the hotel. Required parking for supplementary uses shall be determined by a shared parking analysis as described in subsection A, "Joint Parking", of this section. In determining the parking requirement, the administrator shall consider the following:
1. The characteristic of each use and the projected peak parking demand, including hours of operation;
2. The potential reduction in vehicle movements afforded by multipurpose use of spaces by employees or customers;
3. The potential reduction in vehicle trips afforded by multiple use of the facilities by guests and customers; and
4. The extent to which the applicant can document the lack of potential conflict among parking needs and facilities. (Ord. 710, 1-14-2014)