§ 156.E.006 PARKING CREDITS AND REDUCTIONS.

   (A)   Generally. This section sets out several ways to reduce or receive credit for the number of required off-street parking spaces that must be provided according to § 156.E.004, Required Off-Street Parking.

   (B)   Administrative credits and reductions. The Zoning Administrator may approve the following parking credit and reduction options for a property. If such administrative reductions are proposed in a legislative review application the presence of such reductions shall have no bearing on the recommendation or final decision of the administrative review bodies involved. The administrative credit and reduction options are cumulative if more than one is used on a property.

      (1)   On-street parking credit.

         (a)   On-street parking spaces may provide credit to satisfy the minimum parking space requirements in the nonresidential and mixed-use zoning districts established in § 156.E.004, Required Off-Street Parking on streets designed for on-street parking. The use of on-street parking spaces to satisfy minimum parking requirements in no way guarantees the use of such parking spaces to customers, employees, or visitors of the subject property.

         (b)   On-street spaces shall be located on a public or private street, shall be available to the general public, and directly abutting the subject property.

         (c)   Bus stops, clear zones adjacent to curb cuts, and other areas in which parking is prohibited shall not be included in the calculation of available on-street parking spaces.

         (d)   An on-street parking space shall be a minimum of 20 feet in length. A minimum of 16 linear feet of an on-street parking space shall be directly adjacent to the subject property in order to be counted as a parking space.

      (2)   Shared parking reduction.

         (a)   Shared parking allows a reduction of up to 25% in the total number of required parking spaces when a property is occupied by two or more uses that typically do not experience peak use of parking areas at the same time. When any land or building is used for two or more uses that are listed in Table 156.E.005-1, Shared Parking Table, below, the minimum total number of required parking spaces may be determined by the following procedures, which are followed by Table 156.E.005-2, Illustrative Shared Parking Credit Calculation, showing an example of how to calculate shared parking reductions.

            1.   Determine the minimum parking requirements for each use category in Column (A) as if it were a separate use excluding spaces reserved for use by specified individuals or classes of individuals (for example, accessible spaces or spaces posted as "reserved");

            2.   Multiply the sum of required parking spaces for each use by the corresponding percentages for each of the five time periods set forth in Columns (B) through (F) of Table 156.E.005-1, below;

            3.   Calculate the total for each time period; and

            4.   Select the column with the highest total to find the required number of shared spaces.

Table 156.E.006-1, Shared Parking Table
(A) Use Category	Weekday		Weekend		(F) Night (midnight to 6:00 a.m.)
	(B) Day (6:00 a.m. to 6:00 p.m.)	(C) Evening (6:00 p.m. to midnight)	(D) Day (6:00 a.m. to 6:00 p.m.)	(E) Evening (6:00 p.m. to midnight)
Residential	60%	90%	80%	90%	100%
Offices	100%	10%	10%	5%	5%
Retail Sales or Personal Service	60%	90%	100%	70%	5%
Overnight Accommodation s	75%	100%	75%	100%	75%
Restaurant	50%	100%	100%	100%	10%
Indoor Recreation or Outdoor Recreation	40%	100%	80%	100%	10%
All Others	100%	100%	100%	100%	100%

 

Table 156.E.006-2, Illustrative Shared Parking Reduction Calculation
EXAMPLE: A mixed-use building in the MU zoning district has 35 apartments, 30,000 square feet of general office space, and 40,000 square feet of retail space. Separately, these uses would require 270 parking spaces ((35 sp. x 2 sp./unit) + (30,000 sf. x (1 sp./350 sf.)) + (40,000 sf. x (1 sp./350 sf.)) = 270). However, combined, they could share 196 parking spaces, a 27% reduction.
(A) Use Category	Weekday		Weekend		(F) Night (midnight to 6:00 a.m.)
	(B) Day (6:00 a.m. to 6:00 p.m.)	(C) Evening (6:00 p.m. to midnight)	(D) Day (6:00 a.m. to 6:00 p.m.)	(E) Evening (6:00 p.m. to midnight)
Residential 70 spaces	60% x 70 = 42	90% X 70 = 63	80% = 56	90% = 63	100% = 70
Office or Industrial 86 spaces	100% x 86 =86	10% x 86 = 9	10% x 86 = 9	5% x 86 = 4	5% x 86 = 4
Retail Sales and Service 114 spaces	60% x 114 = 68	90% x 114 = 103	100% x 114 = 114	70% x 114 = 80	5% x 114 = 6
COLUMN TOTALS	196	175	179	147	80
TABLE NOTE: The largest number, 196, is the number of parking spaces required. This example is a 27% reduction compared to individual calculations.

 

         (b)   Where a shared parking reduction is to be applied to uses on two or more lots under different ownership, the following shall be provided to the Zoning Administrator:

            1.   A plan that provides for interconnected parking lots and required residential spaces to be clearly designated and separated from spaces provided for employees, customers, and service;

            2.   Recorded easements, accepted on a form acceptable to the City Attorney, that provide, at a minimum:

               A.   A guarantee of each owner’s rights to the use of the parking facility;

               B.   A requirement that any termination of or amendment to the agreement shall be subject to the approval of the city;

               C.   Cross-access among the parking areas and connections to allow parking by the different uses anywhere on the connected properties;

               D.   Allocation of maintenance responsibilities;

               E.   A pedestrian circulation system that connects uses and parking areas, making it easy and convenient for pedestrians to move between uses; and

               F.   A right of enforcement by the city.

      (3)   Off-site parking credit. Off-site parking spaces may provide credit to satisfy the minimum parking space requirements in any nonresidential or mixed-use zoning district subject to the following:

         (a)   The off-site parking lot is within 300 feet of the subject property, measured from the nearest property lines;

         (b)   The parking lot is wholly within a nonresidential or mixed-use zoning district; and

         (c)   The parking lot complies with all applicable requirements of this Zoning Ordinance.

   (C)   Legislative credits and reductions.

      (1)   Plan and Zoning Commission. The Plan and Zoning Commission may approve a reduction in the number of required parking spaces if the applicant demonstrates that a reduction is appropriate based on the applicant providing a parking study with specific parking demand forecasts for the proposed use and/or on the provision of alternative parking or transportation demand management programs that tend to reduce the demand for parking spaces, provided that:

         (a)   The study is prepared by a professional transportation planner or traffic engineer;

         (b)   The forecasts are based upon a peak parking analysis of at least five comparable uses; and

         (c)   The comparability of the uses is documented in detail, including their location, gross floor area, street access, use types and restrictions, hours of operation, peak parking demand periods, and all other factors that could affect parking demand.

      (2)   Transportation professional. The Zoning Administrator may retain a qualified transportation planner or traffic engineer, at the applicant's expense, to review the parking demand forecast and provide recommendations to the Plan and Zoning Commission.

      (3)   Reserve. The balance of the land necessary to meet the parking requirements shall be held in reserve as an undeveloped area, to meet any future needs generated by an expansion of the business, a change in land use, or underestimated parking demand.

(Ord. 15039, passed 4-11-2022)