(A) General factors that determine the required number of parking spaces for specified uses. The number of parking spaces required is based on several primary factors:
(1) For residential uses, the number of dwelling units;
(2) For most office and business uses, the floor area in square feet of a specific use;
(3) For some industrial and public service uses, the number of employees (usually on the major shift);
(4) For service businesses (clinics, mortuaries, and the like), the number of offices, vehicles, or other operational unit;
(5) For gathering places, the seating capacity;
(6) For multiple function uses (including uses that may have more than 1 sub-use), the sum of the individual requirements.
(B) Calculation of parking requirements.
(1) Floor area. For the purpose of determining off-street parking requirements, the term “floor area” shall mean the sum of the gross horizontal areas of the several floors of a building, including interior balconies, mezzanines, basements, and attached accessory buildings, but exempting that area primarily devoted to window display, storage, fitting rooms, stairs, escalators, unenclosed porches, detached accessory buildings utilized for dead storage, heating and utility rooms, inside off-street parking, or loading space. Measurements shall be made from the inside of exterior walls.
(2) Multiple types of use in a single building, or in a complex of several buildings on a single site.
(a) In instances where more than 1 type of use occupies the same building or parcel, the total number of required spaces shall be based upon the parking requirements for each use. Parking need will be based on existing and potential uses of the building.
(b) In cases where potential future uses will generate additional parking demand, the city may require proof of parking plan for the difference between the immediate and potential parking needs. In cases where potential users are unknown, parking shall be calculated using 80% of the gross floor area of the building.
(3) Bench seating. In stadiums, sports arenas, churches, and other places of assembly in which patrons or spectators occupy benches, pews, or other similar seating facilities, each 18 inches of the seating facilities shall constitute 1 seat for the purpose of calculating required parking.
(4) Reduced parking requirement. The city recognizes reuse of sites and that the strict interpretation of the parking standards of this section may not be appropriate for each specific use or lot. Therefore, the City Council may approve alternative parking standards through the city review process provided the applicant can demonstrate, based upon documented parking studies and site specific analysis, that a need exists to provide more or fewer parking stalls than the maximum or minimum parking standards or to deviate from pervious paving/paver system standards. Factors to be considered in such determination include (without limitation) national parking standards, parking standards for similar businesses or land uses, size of building, type of use, number of employees, expected volume and turnover of customer traffic, expected frequency and number of delivery or service vehicles, and appropriate soils and/or site conditions to support pervious paving/paver systems.
(5) Joint parking facilities.
(a) Off-street joint parking facilities. Off-street parking facilities for a combination of mixed buildings, structures, or uses may be provided collectively in any business, commercial, mixed use or industrial district in which separate parking facilities for each separate building, structure, or use would be required, provided that the total number of spaces provided shall equal the sum of the separate requirements of each use and properties are contiguous to each other. The joint use of parking facilities shall be protected by a recorded covenant acceptable to the city.
(b) Joint parking facility reductions. The City Council may, after receiving a report and recommendation from the Planning Commission, approve a plan and or written agreement for 1 or more businesses that would allow the number of required spaces to be reduced if the following conditions are found to exist:
1. Entertainment uses. Up to 50% of the parking facilities required for a theater, bowling alley, or similar commercial recreational facility may be supplied by the off-street parking facilities provided by type of uses specified as primarily daytime uses in division (B)(5)(b)4 below.
2. Nighttime or Sunday uses. Up to 50% of the off-street parking facilities required for any use specified under division (B)(5)(b)4 below as primarily daytime uses may be supplied by the parking facilities provided by the following nighttime or Sunday uses: auditoriums incidental to public or parochial school, churches, bowling alleys, theaters, or apartments.
3. Schools, auditorium, and church uses. Up to 80% of the parking facilities required by this section for a church or an auditorium incidental to a public or parochial school may be supplied by the off-street parking facilities provided by uses specified under division (B)(5)(b)4 below as primarily daytime uses.
4. Daytime uses. For the purpose of this section, the following uses are considered as primarily daytime uses: banks, business offices, retail stores, personal service shops, service shops, manufacturing, wholesale, and similar uses.
5. Additional criteria for joint parking. In addition to the preceding requirements, the following conditions are required for joint parking usage:
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 the parking facilities.
b. Conflict in hours. The applicant shall demonstrate in documented fashion that there is no substantial conflict in the principal operation 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 form and manner of execution by the City Attorney, shall be filed with the city and recorded with the Washington 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.
(6) Proof of parking.
(a) The city may permit parking banking of up to 25% of the required parking spaces through the site plan review process.
(b) Sufficient evidence shall be provided by the applicant that supports the reduced parking needs.
(c) The area proposed for banking of parking spaces shall be an area suitable for parking at a future time.
(d) Landscaping of the banked area shall be in full compliance of the zoning regulations and at a minimum landscaped with turf. As a result of the site plan review process, the city may require additional landscaping of the land-banked area.
(e) The parking banking area cannot be used for any other use without amendment of the site plan.
(f) As part of the site plan review process, the applicant shall show the area to be banked on the site plan and marked as "banked future parking."
(g) The city, on the basis of increased parking demand for the use, shall require the conversion of all or part of the banked area to off-street parking spaces.
(7) Garage size. The minimum garage size for single and two-family dwellings attached or detached, shall be 528 square feet (22 feet by 24 feet) for each dwelling unit. Garages of a reduced size of 440 square feet will be permitted when a project meets an affordable housing goal of the Comprehensive Plan and provided that 1 off-street (drive-way) space is also provided.
(8) Parking requirements for uses not specified herein. In the event this chapter does not specify the number of parking spaces for a specific use, the determination of required parking spaces shall be made using the following criteria:
(a) The number of parking spaces required for a use in terms of the parking demand anticipated to be generated;
(b) The square footage to be occupied by the proposed use;
(c) The number of employees and patrons that are anticipated for the proposed use.
(9) Fractional spaces. When the calculation of required number of spaces results in a fraction, each fraction of 1/2 or more shall constitute another space.
(10) Required minimum parking. The minimum number of parking spaces for each use shall be as follows:
(a) Residential. (Residential minimum parking requirements shall have flexibility through the development process if a project meets the goals and policies of the Comprehensive Plan to achieve affordable housing).
1. Single and two-family dwellings. Each dwelling unit shall include 2 enclosed spaces and 2 surfaced spaces.
2. Townhouses. Each dwelling unit shall include 2 enclosed spaces and 2 surfaced spaces, plus an additional 1/2 parking space per dwelling unit for visitors. Visitor parking may be consolidated in key areas of the townhouse development or it may be located in driveways leading to garages, provided that the visitor parking space will not interfere with circulation.
3. Multiple-family dwellings. Two spaces per dwelling unit, 1 of which must be enclosed, plus an additional 1/2 parking space per every 5 dwelling units for visitors.
4. Senior housing. In connection with multiple dwelling units that restrict occupancy to senior citizens, the city may grant a variance reducing the parking requirement to a minimum of 1.25 spaces per dwelling unit, 1 of which must be enclosed for each 3 dwelling units. In connection with the variance, the city will require that the landowner, for him or herself, his or her successors and assignees, agree to expand available parking to the full amount required by this section if the occupancy is not restricted to senior citizens. Adequate land area shall be designated and set aside for future expansion of the parking to the full amount required by this section, if needed. For the purpose this section, senior citizens are defined as persons 55 years of age or older.
5. Manufactured home park. Two parking spaces per unit plus 1/2 parking space for visitors. Visitor parking may be consolidated in key locations of the manufactured home park development.
(b) Bed and breakfast establishments. Two spaces for the principal dwelling unit plus 1 space for each rental unit.
(c) Residential facilities. One space for each bed, plus 1 space for each 3 employees at maximum shift other than doctors.
(d) Hotel, motel. One space for each rental unit plus 1 space for each employee at maximum shift, plus 1 space per 3 persons to the maximum occupancy load of each public meeting and/or banquet room plus 50% of the spaces otherwise required for accessory uses (e.g. restaurants and bars).
(e) Nursing home, sanitarium, convalescent, rest home, or institution. One space for each 6 beds for which accommodations are offered, plus 1 space for each 2 employees at maximum shift.
(f) Schools, elementary and junior high. Three spaces for each classroom.
(g) Schools, high school through college. One space for each 4 students based on design capacity, plus 3 additional spaces for each classroom.
(h) Place of worship and other places of assembly. One space for each 3 seats.
(i) Theatre. One space per 4 patrons at the maximum occupancy load of the facility, plus 1 space per employee on the largest work shift.
(j) Hospital. One space for each 3 hospital beds, plus 1 space for each 4 employees other than doctors at maximum shift, plus 1 parking space for each resident and regular staff doctor. Bassinets shall not be counted as beds.
(k) Medical or dental clinic. Six spaces per staff doctor or dentist.
(l) Health club. One space for each 200 square feet of floor area.
(m) Bowling alley. Six parking spaces for each alley, plus additional spaces as may be required for related uses such as restaurant/bar.
(n) Vehicle related retail/service. Two spaces plus 3 spaces for each service stall, plus l space for each 250 square feet of building used for the sale of goods and services, plus adequate stacking and maneuvering space for pump island areas.
(o) Restaurant, cafe, bar, tavern, night club. One space for each 2.5 seats based on design capacity and 1 space per employee based on largest working shift or as determined by the business plan and approved by the city.
(p) Restaurant, drive-in or take out. One space for each 15 square feet of floor area allocated to patron service and counter area, plus 1 space for every 2.5 seats based on design capacity.
(q) Retail stores. Five spaces for each 1,000 square feet of floor area.
(r) Office. One space for each 200 square feet of floor area.
(s) Funeral homes. Eight spaces for each chapel or parlor, plus 1 space for each funeral vehicle maintained on the premises. Aisle space shall also be provided off the street for making up a funeral procession.
(t) Furniture store, wholesale, auto sales, repair shops. Three spaces for each 1,000 square feet of floor area. Open sales lots shall provide 2 spaces for each 5,000 square feet of lot area, but not less than 3 spaces.
(u) Industrial, warehouse, storage, handling of bulk goods. One space for each employee on maximum shift or 1 space for each 2,000 square feet of floor area, whichever is greater.
(v) Shopping centers. Five spaces for every 1,000 square feet of floor area.
(w) Marinas. One and 1/2 spaces per slip plus 1 space per employee and a minimum of 20 12-by-25 foot trailer stalls.
(Ord. 537, passed 11-8-2004; Am. Ord. 549, passed 5-22-2006; Am. Ord. 596, passed 2-8-2010)