CHAPTER 12.120
PARKING
SECTION:
12.120.020: Establishment Or Expansion Of Existing Parking Lot
12.120.030: Continuing Character Of Obligation
12.120.055: Residential Driveway Additions
12.120.090: Paving And Marking
12.120.100: Screening And Lighting
12.120.110: Number Required; Generally
12.120.120: Shared Parking; Downtown Mixed Use District
12.120.140: Condition; Agreement
12.120.150: Number Required; Dwellings
12.120.160: Number Required; Other Uses
12.120.010 INTENT:
The intent of this chapter is to:
A. Provide standards and requirements for off street automobile parking spaces for every building and use. No building or structure shall hereafter be erected or altered unless there is already in existence, or unless provision therefor is made concurrently with such erection or structural alteration or new use, the number of parking spaces necessary to meet the minimum requirements hereinafter set forth; and
B. Provide off street spaces for parking of the automobiles of tenants of the premises, and for visitors, clients, customers, employees and callers. Such spaces are required to be kept accessible for these purposes continuously, and the use of any such required space or spaces, or of any driveway or maneuvering space necessary to provide access, for the storage of boats, vehicle trailers or goods of any kind shall constitute discontinuance thereof, in violation of section 12.120.030 of this chapter. (Ord. 2000-03, 8-7-2000)
12.120.020 ESTABLISHMENT OR EXPANSION OF EXISTING PARKING LOT:
Establishment of or expansion of an existing parking lot shall require site plan approval. (Ord. 2000-03, 8-7-2000)
12.120.030 CONTINUING CHARACTER OF OBLIGATION:
The continuance and maintenance of the parking spaces required by this chapter shall be the continuing obligation of the owner of the property upon which the building or structure is located as long as the building or structure exists and the use requiring such spaces continues. (Ord. 2000-03, 8-7-2000)
12.120.040 CONDITIONAL USES:
Nothing in this chapter shall be deemed to limit the power of the planning commission, or the city council on appeal, to require adequate provision of parking spaces as a condition of approval of a conditional use when, under the circumstances of the particular case, a greater number herein specified is found to be necessary. (Ord. 2000-03, 8-7-2000)
12.120.050 SIZE AND LOCATION:
A. Width And Length: Every required parking space shall have a width not less than nine feet (9’) and a length not less than eighteen feet (18’), exclusive of maneuvering space and driveways which shall be provided as required herein, to make each parking space independently accessible from the street at all times.
B. Allow Reduction: The planning director may, at his discretion, allow reduction of up to ten percent (10%) of the required parking spaces to eight feet by sixteen feet (8’ x 16’) in size for accommodation of compact sized cars. Backup and maneuvering space may be reduced proportionately, subject to approval of the planning director.
C. Use Of Yards: No parking space shall occupy any front yard, or any required street side yard of a corner lot, or in a required rear yard on a double frontage lot.
D. Same Site Location; Exception: Except in the downtown mixed use district and when section 12.120.120 of this chapter applies, off street parking facilities shall be located on the same site, or shall be located no more than three hundred feet (300’) away and with reasonable access from the use for which the spaces are required.
E. Entrance In Forward Direction: Parking areas shall be designed so that vehicles may enter public streets in a forward direction. (Ord. 2000-03, 8-7-2000)
12.120.055 RESIDENTIAL DRIVEWAY ADDITIONS:
A. Additions to residential driveways, including provision of additional parking or driveway area after original construction requires approval by the city of a separate site plan permit.
B. Driveway additions shall not extend beyond the projection of the garage or carport wall on the side of the garage or carport closest to the front of the residence and its entry, or into the main portion of the front yard. The main portion of the front yard shall remain in landscaping to help maintain the aesthetic appearance of the residence and neighborhood. Where driveways were originally located in front of the main living portion of a residence, such driveways may not be enlarged or widened.
C. Additions to existing driveways shall be allowed so long as the resulting driveway and any contiguous paved or surfaced area within the front or street side yards do not exceed a maximum of twenty seven feet (27’) in total width.
D. Driveway additions shall be directly adjoining and part of an existing approved driveway and shall not be permitted as separate, detached parking pads. (Ord. 2008-54, 8-4-2008)
12.120.060 DRIVEWAYS; AISLES:
The width of the driveway providing access to parking spaces shall be not less than fifteen feet (15’), unless:
A. Where the number of spaces is less than four (4), or where the movement of vehicles is limited to a single direction, the access driveway width shall not be less than twelve feet (12’).
B. Where parking spaces for four (4) or more cars are designed to lie on either side or on both sides of an access aisle, the width thereof shall be:
1. Not less than fifteen feet (15’) where the spaces are at an angle of forty five degrees (45°) to the aisle;
2. Not less than eighteen feet (18’) where the spaces are at a greater angle but not more than sixty degrees (60°) to the aisle; and
3. Not less than twenty five feet (25’) where the spaces are at any angle to the aisle greater than sixty degrees (60°). (Ord. 2000-03, 8-7-2000)
12.120.070 OTHER STANDARDS:
A. Bicycle Racks: Bicycle racks conforming with the city standards for the number of spaces, design, and location shall be provided in any parking area in the highway and neighborhood commercial districts. Individual bicycle parking spaces shall be provided at a ratio of one bike space for every ten (10) vehicle spaces, with a minimum of one space.
B. Access By Physically Handicapped: As required by the building code, special provisions for access by the physically handicapped from public rights of way, across intervening spaces and into structures, including parking facilities specifically designed and located for the use of the handicapped, shall be required. Standards for such facilities shall be based on the standards of the American Standards Association and/or other applicable guidelines.
C. Planting Requirements: All off street parking areas, except for those for single-family and two-family residences on individual lots, shall be provided with a minimum of ten percent (10%) of the area of the lot planted with live plant material. Trees not less than five feet (5’) in height and fifteen (15) gallon container in size shall be planted throughout the lot and along any street frontage.
D. Curbs, Wheel Stops And Markings: Curbs, wheel stops, and markings for parking lots and spaces shall be provided as follows:
1. Except for spaces that serve single- or two-family dwellings, all off street parking spaces shall have wheel stops. Wheel stops must be continuous curbing and shall not be separate blocks.
2. A raised curbed island shall separate opposing banks of parking stalls.
3. All off street parking areas shall be provided with entrance, exit, and traffic flow markings so arranged and marked as to provide for orderly and safe parking of automobiles, subject to the approval of the city engineer. (Ord. 2001-13, 11-19-2001)
12.120.080 PLAN APPROVAL:
Whenever four (4) or more parking spaces are required, a site plan of the premises, showing the location of the building or buildings and other improvements, the location and dimensions of all parking spaces, and the provisions for maneuvering space and access driveways from a public thoroughfare, including proposed curb cuts, shall be submitted to and approved by the city prior to issuance of the building permit. No approval of occupancy shall be issued upon completion of a building, or the structural alteration of a building, unless and until all such spaces as required and shown upon the approved plans and made a part of the building permit are in place and ready to use. (Ord. 2000-03, 8-7-2000)
12.120.090 PAVING AND MARKING:
All parking spaces, access driveways and maneuvering areas required, and as shown on the approval plan, shall be graded and well drained, and shall be maintained with dust free surfacing, and in all districts shall be paved with two inches (2") of asphaltic concrete, or an equivalent approved by the public works director, and shall be clearly marked on the ground. Exceptions to the paving requirement may be made in the case of private streets (see section 13.44.090 of this code, subdivision street standards) or, in the case of a single lot in a low density residential zone with at least fifty feet (50’) of frontage on a public street, the planning director may waive the requirement where the rural character of the area makes this desirable and a dust free surface is provided. (Ord. 2000-03, 8-7-2000)
12.120.100 SCREENING AND LIGHTING:
A. Screening Required: Wherever the exterior boundary of an open parking area providing space for four (4) or more automobiles is less than ten feet (10’) from any lot in an R district, such area shall be screened by a solid masonry wall having the maximum height permitted by this title; provided however, that where a lot is used for a parking facility required for a use or building on an abutting lot in the same ownership, no separating wall shall be required.
B. Lighting: Lighting of parking spaces shall be so arranged as to be directed downward and away from any residential area.
C. Street Side Planter:
1. Where a parking lot abuts a two (2) lane public street, it shall be separated by a planter not less than ten feet (10’) in width. Where a parking lot abuts a public street with four (4) or more lanes or a street designated on the general plan as a four (4) or more lane arterial street, it shall be separated by a planter not less than fifteen feet (15’) in width. Planter width requirements are as measured from the property line. Planter width minimums can be met using variable widths, provided the average width meets the minimum width requirements as determined by the planning director. If the sidewalk on the street is not adjacent to the property line, the area between the back of the sidewalk and the property line shall also be landscaped in addition to the above requirements. Public sidewalks may be located within the on site landscape areas. For screening purposes, seventy five percent (75%) of the landscape planter between the parking activity and the street shall include shrubs that will attain a minimum height of three feet (3’) above parking lot grade within eighteen (18) months of installation. City approved street trees shall be planted within the street side planter on thirty foot (30’) centers or in groupings approved by the planning director.
2. As an alternative to plants alone, the following other techniques may be used:
a. Grass covered berm a minimum of three feet (3’) in height with a slope not steeper than 3:1.
b. A three foot (3’) high, open decorative fence in combination with climbing and nonclimbing plants.
c. A three foot (3’) high, minimum four inch (4") thick, decorative solid masonry or concrete fence at the back of the planter with a ground cover and/or other plants between the wall and the street.
3. Vegetation or screening of any type shall not exceed two feet (2’) in height within areas where adequate vehicle sight distance would otherwise be obstructed. Where such screening is adjacent to a street corner or driveway intersection, screening shall not exceed two feet (2’) in height in the triangle formed by the corner and points at the curb thirty feet (30’) from the intersection or similar corner points within twenty feet (20’) of a driveway intersection.
D. Shade Trees: Shade trees shall be planted in the parking lot at a ratio of one tree for every four (4) spaces. Trees shall be dispersed on a generally equal basis throughout the parking lot to maximize the shading effect on the parking stalls. The landscape planter providing for any required tree shall have a minimum area of eighty (80) square feet and a minimum width of five feet (5’). To qualify as parking lot shade trees, the trees must be within seven and one-half feet (7 1/2’) of a parking space or driveway aisle and must not be located within the public right of way. A parking space shall not be more than fifty feet (50’) from a shade tree. The planting plans shall be submitted with the building permit application and shall illustrate how the trees are to be irrigated and protected. The minimum size of each tree to be planted shall be a fifteen (15) gallon size. In those instances where parking is proposed underground or within a building, the tree to parking space ratio shall be 1:10. Said trees shall be planted within street frontage planters or within other landscaped areas in the development.
E. Parking Lot Interior Landscape: The interior of all parking lots is to be landscaped at a ratio of five percent (5%) of the total parking area plus all other areas not designated for parking or circulation. For each additional space provided which exceeds the minimum parking requirement by more than five (5) spaces or ten percent (10%), whichever is greater, eighty (80) square feet of landscape shall be provided for each excess space. The total required interior landscape area shall be evenly distributed throughout the parking areas. This requirement does not apply to parking lots that are underground or within buildings. Landscape areas that may be applied towards the required parking lot interior landscape area must have a minimum dimension of four feet (4’), be surrounded by or within seven and one-half feet (7 1/2’) of a parking space or the aisle or pedestrian walkway serving it, or be within the required street side landscape area adjacent to a parking space or aisle serving it. Landscape within a public right of way or in excess of the required street side landscape addressed in subsection C of this section, may, at the discretion of the planning director, count toward meeting the minimum requirement. No more than twelve (12) parking spaces may be constructed in a row without separating the spaces with a landscape planter. Rows of parking spaces shall be separated from adjoining driveways with landscape end islands or peninsulas that are a minimum width of eight feet (8’). When calculating landscape area or width minimums, the area of the protective shrubbery shall not be included.
F. Pavement Edge And Planter Protection: Landscaped areas and pavement edges in all multiple-family, commercial, and industrial zones shall be protected from damage and deterioration by the placement of six inch (6") high, securely anchored, continuous curbs or equivalent arterials which have a minimum width of six inches (6"). (Ord. 2000-03, 8-7-2000)
12.120.110 NUMBER REQUIRED; GENERALLY:
The number of parking spaces required shall be as specified in section 12.120.160 of this chapter. When the calculation results in a fractional number, any fraction up to and including one-half (1/2) shall be disregarded, and any fraction over one-half (1/2) shall be adjusted to the next higher whole number. In the case of any use not specifically mentioned in these regulations, the minimum number of parking spaces required shall be the same as for a specified use having similar characteristics in relation to the need for parking spaces. When two (2) or more buildings or uses occupy the same lot, the required number of parking spaces shall be the sum of the requirements of the various buildings or uses computed separately. The planning commission may allow a reduction of up to fifteen percent (15%) of the spaces required where several uses have a common parking area, and the timing or sporadic nature of anticipated parking makes the full requirement unnecessary. (Ord. 2000-03, 8-7-2000)
12.120.120 SHARED PARKING; DOWNTOWN MIXED USE DISTRICT:
The city shall allow a "shared parking concept" (as defined in section 12.08.020 of this title) for the downtown mixed use district for those uses unable to meet the parking requirements of the zoning code due to physical constraints. To this end, the city shall consider Alta Mall between First and Eighth Streets, as providing an alternate location for off street parking and has designated Alta Mall as "shared parking" for the downtown mixed use district. (Ord. 2001-13, 11-19-2001)
12.120.130 FINDINGS REQUIRED:
In order to allow a use to meet its parking requirements in a location other than on the same parcel on which the use is located, the planning director must make the finding that said parcel is unable to accommodate the required parking due to its size, shape, location, or the presence of existing buildings. (Ord. 2000-03, 8-7-2000)
12.120.140 CONDITION; AGREEMENT:
All applicants for uses which fall under this policy will be required to sign a recordable document indicating that they have received, read, understood, and agreed to the following condition:
At such time that a parking impact fee is established by the city council, the property owner and/or permittee shall be required to pay all fees that would be applicable to this use for the number of parking spaces required for this use. The number of parking spaces required by this chapter for the existing use at the time of the implementation of the parking impact fee shall provide the basis by which the total amount of parking spaces, and thereby the parking impact fee, will be determined.
(Ord. 2001-13, 11-19-2001)
12.120.150 NUMBER REQUIRED; DWELLINGS:
A. Single-Family Dwellings: Every single-family dwelling shall be provided with at least two (2) parking spaces. Spaces shall be covered by completely enclosed garage or by carport.
B. Multi-Family Dwellings:
1. Required parking spaces for multi-family dwellings shall be:
|
Studio |
1 covered space |
|
One bedroom |
1 covered space |
|
Two bedroom |
1 covered and 1 uncovered space |
|
Three bedroom |
1 covered and 1 uncovered space |
|
Four bedroom |
1 covered and 2 uncovered spaces |
2. Covered Parking: The planning commission may waive the requirement for covered parking for multiple-family dwellings when such requirement is found not to be in the best interest of good design or the public health, safety or welfare. Such finding may be made if one or a combination of the following will result from elimination of carports: project will be better suited to unusual lot shape or topography, design or appearance of the project will be improved, or the housing costs will be made affordable to low and moderate income residents. All uncovered parking must be screened by means of an earth berm and/or landscaping.
3. Guest Parking: In multi-family dwellings, guest parking shall be provided at the ratio of 0.5 spaces per unit.
4. Private Storage: All multiple-family units will have the same requirement for private storage, as provided in this section, as single-family units; however, this requirement may be waived by the planning commission upon receipt of evidence showing the provision of the same amount of area of private storage at some other location within the project. (Ord. 2000-03, 8-7-2000)
12.120.160 NUMBER REQUIRED; OTHER USES:
The number of parking spaces required to be provided for uses other than dwellings shall be not less than specified in the following table:
|
Type Of Use |
Parking Space Required |
|---|---|
|
Bank, financial institution, public or private utility office not in a shopping center |
1 space for each 180 square feet of net business floor area |
|
Bowling alley, billiard parlor |
5 spaces for each lane; 2 spaces per table, plus 1 space for each 2 employees on the largest shift |
|
College, art, craft, music or dancing school; business, professional or trade including teachers and administrators |
1 space for each 3 employees, and 1 space for each 4 students, plus such additional spaces as may be prescribed by the planning commission |
|
Day school or nursery school |
1 space for each 3 employees, plus 1 space for each 10 children |
|
Food store, grocery store, delicatessen supermarket, or similar use not in a shopping center |
1 space for each 150 square feet of gross floor area |
|
Game arcade |
1 space for each 3 game machines and 1 parking space for bicycles for each machine |
|
Hospital |
1 space for each 2 patient beds or fraction thereof |
|
Convalescent hospital, rest home or sanitarium |
1 space for each 3 patient beds or fraction thereof |
|
Hotel, motel, lodging house, apartment, hotel, or private club providing sleeping accommodations |
1 space for each guest room or rental unit, or for each 2 beds, whichever is greater, plus 1 space for each employee on a given shift |
|
Library, museum, art gallery, or similar use |
1 space for each 3 employees, plus such additional spaces as may be prescribed by the planning commission |
|
Manufacturing, storage, warehouse, wholesale stores, heavy industrial uses, heavy commercial uses |
1 space for each 1,000 square feet of gross area |
|
Medical or dental office |
1 space for each 225 square feet of gross floor area |
|
Mobile home parks |
2 parking spaces for every mobile home; 1 additional parking space per 2 mobile homes shall be provided for guest parking, and shall be dispersed throughout the development |
|
Nursing home, philanthropic institution, religious institution providing sleeping accommodations |
1 space for each 5 beds or fraction thereof |
|
Other business - office, technical service, professional office, or administrative office |
1 space for each office 250 square feet of net business floor area |
|
Personal service establishment, including barber or beauty shop, cleaning or laundry agency, or similar use, not in a shopping center |
1 space for each 250 square feet of gross floor area |
|
Place of public assembly, including church, community center, private club or lodge, auditorium (including school or college auditorium), or gymnasium |
1 space for each 4 seats in the principal assembly area or room, or 1 space for each 40 square feet in the principal assembly area or room if fixed seats are not provided |
|
Plant nursery or similar outdoor sales and display establishment |
5 spaces, plus 1 additional space for each 500 square feet of outdoor sales, display, or service area |
|
Restaurant, soda fountain, bar, cocktail lounge, or similar establishment for the sale and consumption of food or beverage on the premises not in a shopping center |
1 space for each 60 square feet of dining area, plus 1 additional space for each 3 employees or fraction thereof |
|
Schools, elementary and middle |
1 space per employee |
|
Schools, secondary |
1 space per employee, 1 space per 10 students |
|
Service stations |
2 spaces for each working bay, plus 1 space for each employee on the largest shift |
|
Shopping center, retail store or retail service establishment in the MU central commercial district |
1 space for each 220 square feet of gross floor area, except for floor area used exclusively for truck loading |
|
Shopping center, retail store, or service establishment in an NC satellite commercial district |
1 space for each 250 square feet of gross floor area, except for floor area used exclusively for truck loading; planning director has discretion to allow up to 10 percent reduction if proof of joint use |
|
Theater |
1 space for each 3 seats or fraction thereof |
(Ord. 2000-03, 8-7-2000)
12.120.170 LOADING SPACES:
A. Required: Any structure having a floor space of ten thousand (10,000) square feet or more, which is to be occupied by a manufacturing plant, storage facilities, warehouse facilities, goods display, retail store, wholesale store, markets, hotels, hospital, mortuary, laundry, dry cleaning establishment, or other uses similarly requiring the receipt or distribution by vehicles or trucks of materials or merchandise, shall provide on the same lot or parcel at least one off street loading space, plus one additional such loading space for each twenty thousand (20,000) square feet of floor area. Such off street loading spaces shall be maintained during the existence of the building or use they are required to serve. A required loading space may occupy a required rear yard or any part thereof.
B. Improvement Standards: Loading spaces required by this subsection shall be developed to the following standards, to the extent other more rigid standards prescribed elsewhere in this chapter do not apply:
1. Size Of Spaces: Each off street loading space required by subsection A of this section shall be not less than ten feet (10’) wide, thirty feet (30’) long, and fifteen feet (15’) high, exclusive of driveways for ingress and egress and maneuvering areas.
2. Driveways And Maneuvering Areas: Each off street loading space required by subsection A of this section shall be provided with driveways for ingress and egress and maneuvering space of the same type which is required for off street parking spaces.
3. Location Of Spaces: No off street loading space required by subsection A of this section shall be located closer than forty feet (40’) to any street. (Ord. 2000-03, 8-7-2000)