Chapter 17.56
OFF-STREET PARKING AND LOADING
Sections:
17.56.030 Number of off-street parking spaces required.
17.56.040 Number of off-street loading spaces required.
17.56.050 Joint use of off-street parking and loading spaces.
17.56.060 More than one use in a building or on a development.
Prior legislation: Ords. 84-2, 92-8, 93-1, 97-6, 98-11, 2001-01, 2010-06, 2012-06, 2016-21 and 2019-03.
17.56.010 Applicability.
The standards of this chapter shall apply to:
A. All Type II and Type III procedures;
B. New construction. (Ord. 2022-25 § 56; Ord. 2020-13 § 24)
17.56.020 General standards.
A. The provision and maintenance of off-street parking, bicycle parking, and loading spaces and associated improvements is a continuing obligation of the property owner. The subsequent use of the property shall be conditional upon the unqualified continuance and availability of the amount of off-street parking, bicycle parking, and loading spaces required by this chapter.
B. Any requirement resulting in less than a whole number shall be rounded up to the nearest whole number for the required number of spaces. (Example: 0.75 equals one space; 1.25 equals two spaces; 1.50 equals two spaces; 1.75 equals two spaces.)
C. Areas needed to meet the off-street parking and loading requirements shall not be transformed or changed to another type of use, or transferred to meet the parking requirements of another building or use, until the parking required for the original user of said parking or loading area is provided at another allowable location.
1. Required parking areas shall be available for the parking of operable passenger vehicles of residents, customers, patrons, and employees only.
2. Required parking and loading spaces and areas may not be used for the parking or storage of equipment, storage of goods or merchandise, displays of goods or merchandise, or any other use other than fulfilling the off-street parking or loading space requirements.
D. Portions of off-street parking areas may be redeveloped for transit-related uses, such as transit shelters or park-and-ride lots, to the extent the off-street parking area continues to meet applicable standards and subject to approval through the applicable procedural review. (Ord. 2020-13 § 24)
17.56.030 Number of off-street parking spaces required.
A. The number of off-street parking spaces required shall be as set forth in Table 17.56.030-1.
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Use |
Requirement |
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A. Residential: |
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1. Detached single-unit, attached single-unit, and duplex* |
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a. 1,000 square feet or less per unit |
1 space per detached or attached single-unit dwelling |
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b. Over 1,000 square feet per unit |
2 spaces per detached or attached single-unit dwelling |
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c. Duplex |
2 spaces per duplex |
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2. Multi-unit dwelling containing three or more dwelling units |
1 space per dwelling unit |
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3. Rooming or boarding houses; residential hotel |
1 space for each accommodation plus 1 additional space per 2 employees |
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4. Mobile home park |
1.5 spaces per dwelling |
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5. Congregate care facility |
1 space per 4 accommodations plus 1 additional space per employee |
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6. Bed and breakfast accommodation |
1 space per accommodation plus the required spaces per dwelling unit |
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7. Elderly housing units |
1 space per dwelling unit plus 1 additional space per employee |
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B. Commercial-Residential: |
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1. Recreational vehicle park |
1 space per recreational vehicle space plus 1 additional space per employee |
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2. Hotel or motel |
1 space per guest room or suite plus 1 additional space for each employee |
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3. Club, lodge |
Spaces to meet the combined requirements of the uses conducted, such as hotel, restaurant, auditorium, etc. |
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C. Institutions: |
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1. Welfare or correctional institution, convalescent hospital, nursing home, rest home, sanitarium or similar institution |
1 space per 4 beds for residents, patients or inmates plus 1 for each employee |
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2. Hospital |
1 space per 2 beds plus 1 space for each employee |
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D. Places of Public Assembly: |
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1. Place of worship, auditorium, gymnasium, community center or other place of public assembly |
1 space per 4 seats or 8 feet of bench length in the main auditorium or, if no permanent seats are provided, 1 space per 80 sq. ft. of floor area of the main auditorium |
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2. Library, reading room, museum, art gallery |
1 space per 400 sq. ft. plus 1 space for each employee |
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3. Preschool nursery, day nursery or kindergarten |
1 space per teacher, adult supervisor or employee |
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4. Elementary or junior high school and equivalent private or parochial school |
1 space per classroom and special instruction area or the requirement for a place of public assembly, whichever is the greater, plus 1 space per nonteaching and administrative employee |
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5. High school |
8 spaces per classroom and special instruction area, or the requirement for a place of public assembly, whichever is the greater |
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6. College, university, institution of higher learning and equivalent parochial school |
1 space for each 5 seats in total number of classrooms |
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E. Commercial Amusement: |
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1. Amusement park |
1 space for 1,000 sq. ft. of patron serving area, plus 1 space for each employee |
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2. Billiard and pool halls |
1 space for each table plus 1 space for each employee |
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3. Bowling alley |
5 spaces for each alley plus 1 space for each employee |
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4. Dance hall |
1 space for each 50 sq. ft. of patron area, plus 1 space for each employee |
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5. Golf course (9- and 18-hole) |
5 spaces per hole, plus 1 space per employee at maximum shift plus 75 percent of the spaces otherwise required for any accessory uses (e.g., bar, restaurant, etc.) |
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6. Golf driving range |
1 space for each 10 linear feet of driving line |
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7. Miniature golf |
1-1/2 spaces per hole |
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8. Indoor arena or theater |
1 space for each 4 seats or 8 feet of bench length |
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9. Moorage (boat) |
1 space for each 2-boat berth plus 1 space for each employee |
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10. Skating rink |
1 space for each 50 sq. ft. of floor or rink area plus 1 space for each employee |
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11. Stadium |
1 space for each 8 seats or 16 feet of bench length |
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12. Swimming pool |
1 space for each 100 sq. ft. of pool area plus 1 space for each employee |
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13. Tennis and racquet court |
4 spaces for each court |
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F. Commercial: |
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1. Store, supermarket, and department store |
1 space for each 400 sq. ft. of gross floor area plus 1 space for each employee |
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2. Retail store handling bulky merchandise such as automobiles, furniture and large appliances |
1 space for each 600 sq. ft. of gross floor area plus 1 space for each employee |
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3. Service or repair shop |
1 space per 800 sq. ft. of gross floor area plus 1 space for each employee |
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4. Bank or office (except medical and dental) |
1 space for each 400 sq. ft. of floor area plus 1 space for each employee |
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5. Medical and dental clinic |
1 space per 200 sq. ft. of floor area plus 1 space for each employee |
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6. Restaurant, tavern or bar |
1 space for each 3 seats provided for customers plus 1 space for each employee |
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7. Mortuary |
1 space for each 4 chapel seats plus 1 space for each employee |
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G. Industrial: |
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1. Manufacturing uses |
1 space for each 2 employees on maximum shift |
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2. Storage warehouse, trucking freight terminals |
1 space for each 5,000 sq. ft. for first 20,000 sq. ft. plus 1 additional space for each 50,000 sq. ft. |
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3. Wholesale establishment |
1 space per employee plus 1 space per 700 sq. ft. of patron serving area |
B. Exceptions to the Number of Off-Street Parking Spaces Required. One or more exceptions may apply to a development.
1. There are no off-street parking requirements for commercial uses, commercial buildings, or the commercial portion of mixed use buildings located within the boundaries of any of the pearls (Wecoma, Oceanlake, DeLake, Taft, Nelscott, Cutler City), said boundaries as identified on the city’s adopted zoning map.
2. The number of off-street parking spaces may be reduced by 10 percent of the off-street parking requirement for every five bicycle parking spaces provided over and above the standard requirement for bicycle parking spaces. The number of off-street parking spaces may be reduced by 20 percent of the off-street parking requirement for every 10 bicycle parking spaces provided over and above the standard requirement for bicycle parking spaces.
3. The number of off-street parking spaces may be reduced by 10 percent of the off-street parking requirement by preserving at least two mature and healthy trees. The number of off-street parking spaces may be reduced by 20 percent of the off-street parking requirement by preserving at least four mature and healthy trees. To receive this credit, a licensed Oregon arborist must certify the trees to be preserved are healthy, and the grading plan must show enough protection and lack of disturbance around the roots (again, as certified by a licensed Oregon arborist) that the trees will be protected and preserved throughout construction and thereafter.
4. Projects that are providing affordable housing as defined in Chapter 17.08 LCMC may reduce the parking requirement by up to 20 percent.
C. Uses Not Listed in Table 17.56.030-1. Uses not specifically listed in Table 17.56.030-1 shall furnish off-street parking as required by the director. In determining the off-street parking requirements for unlisted uses, the director shall use Table 17.56.030-1 as a general guide, and shall determine the minimum number of off-street parking spaces required to avoid undue interference with the use of the public right-of-way. (Ord. 2022-25 § 57; Ord. 2022-10 § 6; Ord. 2020-13 § 24)
17.56.040 Number of off-street loading spaces required.
A. Every building hereafter erected or established, for a use other than residential, having a gross floor area of 10,000 square feet or more shall provide and maintain at least one off-street loading space plus one additional off-street loading space for each additional 20,000 square feet of gross floor area.
B. Each loading space shall be not less than 10 feet wide by 25 feet in length and 14 feet in height. (Ord. 2020-13 § 24)
17.56.050 Joint use of off-street parking and loading spaces.
A. Off-street parking and loading requirements may be satisfied by the same parking or loading space used jointly to the extent that it can be shown by the owners or operators of the uses, structures, sites, or developments that their operations and parking needs do not overlap in point of time.
B. If the uses, structures, sites, or developments are under separate ownership, the right to joint use of off-street parking or loading spaces must be evidenced by a deed, lease, contract, or other appropriate written document establishing the terms of the joint use, and submitted to the department. (Ord. 2020-13 § 24)
17.56.060 More than one use in a building or on a development.
A. Where more than one use is included within any building or structure, or on any single parcel, lot or development, the off-street parking and loading requirements shall be the sum total of the requirements of the various uses.
B. In instances where the operations of the different uses are such that the hours of operation or uses complement each other insofar as the off-street parking or loading demand is concerned, a reduction in these requirements may be authorized as part of the applicable procedural review. (Ord. 2020-13 § 24)
17.56.070 Development and maintenance standards for off-street parking for detached single-unit dwellings, attached single-unit dwellings, and duplexes.
A. Location.
1. Required off-street parking shall be located on the same lot or parcel as the detached single-unit dwelling, attached single-unit dwelling, or duplex.
2. Boats, trailers, recreational vehicles, campers, and house trailers shall not be allowed within the required minimum front setback area.
B. Off-street Parking Space Sizes and Driveway Approaches.
1. Standard off-street parking spaces are sized at nine feet wide by 20 feet long. At least one of the required off-street parking spaces shall be sized as a standard off-street parking space.
2. Compact off-street parking spaces are sized at eight feet wide by 16 feet long.
3. The number, placement, width, and spacing of driveway approaches shall be determined by the city engineer.
C. Surfacing.
1. Materials. Driveways shall have permanent, dust-free surfaces and shall be constructed to support use by solid waste collection vehicles and firefighting apparatus. Surfaces shall consist of one or more of the following materials:
a. Concrete or asphalt;
b. Block pavers of concrete, stone, brick, or similar material. This surface is considered impervious unless, through consultation with the city engineer, the spacing and installation are determined to be sufficient to count as an allowable pervious surface;
c. Pervious concrete or asphalt; or
d. Other materials, as approved by the city engineer.
D. Installation.
1. Materials shall be installed adequately for all-weather use, including proper drainage, so as to avoid flow of water across sidewalks and any property line. Drainage shall be designed and installed in accordance with city standards and as approved by the city engineer.
2. All pervious surfaces shall be designed and installed to ensure proper storm water infiltrtion, in accordance with city standards and as approved by the city engineer.
E. Maintenance.
1. Off-street parking, driveways, and driveway approaches, and their accompanying drainage and storm water infiltration systems, shall be maintained for all-weather use so as to avoid flow of water across right-of-way, sidewalks, and any property line. (Ord. 2022-38 § 17; Ord. 2020-13 § 24)
17.56.080 Development standards for off-street parking and loading for all uses other than detached single-unit dwellings, attached single-unit dwellings, and duplexes.
A. Location.
1. Off-street parking and loading spaces shall be located on the same lot or parcel as the use or on a separate lot or parcel not farther than 1,000 feet from the building or use they are intended to serve, measured in a straight line from nearest property corner to nearest property corner.
a. The burden of arranging for such off-premises parking or loading rests upon the person who has the responsibility of providing off-street parking and loading.
b. Proof of such off-premises parking arrangements shall be provided. Acceptable forms of proof include deeds, leases, or contracts for such arrangement.
2. Area or spaces in a public right-of-way or an alley shall not be eligible as fulfilling any part of the off-street parking or loading space requirements.
3. Off-street parking and loading spaces shall be located above, beneath, to the rear, or to the side of buildings.
4. Off-street parking and loading spaces must be at least four feet from public right-of-way, and the space between the public right-of-way and the parking and loading spaces must be landscaped according to the standards in Chapter 17.55 LCMC.
5. In no case shall any parking area or parking or loading space be located between the front of the building and the front property line.
6. In no case shall any parking area or parking or loading space be located between the front of the building and the front property line.
7. Parking and loading spaces must be located such that there are no backing movements or other maneuvering within public right-of-way. Backing movements or other maneuvering within alleys or private streets is allowed, however.
B. Surfacing.
1. Parking spaces, parking areas, and driveways shall have permanent, dust-free surfaces and shall be constructed to support use by solid waste vehicles and firefighting apparatus.
2. Surfaces shall consist of one or more of the following materials:
a. Concrete or asphalt;
b. Block pavers of concrete, stone, brick, or similar material. This surface is considered impervious unless, through consultation with the city engineer, the spacing and installation are determined to be sufficient to count as an allowable pervious surface;
c. Pervious concrete or asphalt; or
d. Other materials, as approved by the city engineer.
C. Repealed by Ord. 2022-25.
D. Installation and Maintenance.
1. Materials shall be installed and maintained adequately for all-weather use, including proper drainage so as to avoid flow of water across sidewalks and any property line.
2. All pervious surfaces shall be designed, installed, and maintained to ensure proper storm water infiltration.
E. Repealed by Ord. 2022-38.
F. Curbing and Wheel Stops.
1. Parking spaces shall be contained by a curb or wheel stop so placed to prevent a vehicle from extending into an adjacent property, public right-of-way, private street, sidewalk, or landscaping area.
2. Curbing shall be a minimum of four inches in height and width.
3. Wheel stops shall be a minimum of four inches in height and width, and six feet in length; shall be firmly attached to the ground, and so constructed as to withstand normal wear.
4. Parking spaces having curbing or wheel stops may be reduced in length by two feet, allowing for overhang of the vehicle parked in that space, provided the curbing or wheel stops are placed two feet back from the front of the parking space.
G. Marking. All off-street parking and loading spaces shall be permanently and clearly marked, and such marking shall be replaced regularly, so as to remain clearly visible at all times.
H. Landscaping.
1. Surface parking lots must have perimeter buffer strip landscaping of not less than four feet in depth (see Figure 17.56.080-1) landscaped in accordance with Chapter 17.55 LCMC.
I. Repealed by Ord. 2022-25.
J. Lighting of Parking Areas.
1. If provided, light poles in parking areas shall not exceed a height of 20 feet.
2. Any provided lighting in parking areas shall be shielded or provided with cut-offs to avoid glare, light pollution (night sky) and light spillover onto residentially used properties.
3. Maximum initial luminance of lighting provided in parking areas shall not exceed four foot-candles, with zero foot-candles at property lines.
K. Accessible Parking. Parking areas shall meet all applicable accessible parking requirements of federal, state, and local codes.
L. Parking Area Layout and Dimensions.
1. A minimum of 50 percent of the required number of parking spaces must be designed as standard sized spaces with a minimum space width of nine feet and length of 20 feet.
2. No more than 50 percent of the required number of parking spaces may be designed as compact sized spaces with a minimum space width of eight feet and length of 16 feet.
3. A clear pedestrian circulation route from parking stalls to the primary building entrance, or a pedestrian area immediately adjacent to the primary building entrance, must be provided.
4. Parking areas shall be designed as follows:
M. Parking Rows.
1. Surface parking lots containing more than 20 parking spaces must have rows of not more than 12 continuous parking spaces and shall include one planting island between every 12 parking stalls.
a. Islands must be at least five feet wide, with a minimum area of 190 square feet in a double-loaded parking row or 95 square feet in a single-loaded parking row.
b. Islands must be provided with protective curbing to prevent vehicles driving directly into the island.
c. Islands count towards the interior parking lot landscaping requirement of subsection (H)(1) of this section.
d. Islands must be landscaped pursuant to the provisions of Chapter 17.55 LCMC.
2. The perimeter of parking lots or the outer parking aisles must contain at least a four-foot-wide landscaping/drainage swale or landscape buffer (see Figure 17.56.080-1) landscaped pursuant to the provisions of Chapter 17.55 LCMC. The perimeter landscaping buffer counts towards the interior parking lot landscaping requirement of subsection (H)(1) of this section.
Figure 17.56.080-1
N. RV, Motorhome, and Bus Parking. Commercial or mixed-use developments (wholly residential developments do not have this requirement) with 50 or more required off-street parking spaces shall provide the following minimum number of off-street parking spaces sized and designated for the parking of RVs, motorhomes, and buses:
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Number Required |
Total Parking Spaces |
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1 |
50 – 75 |
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2 |
76 – 100 |
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3 |
101 – 200 |
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One RV, motorhome, bus space for each additional 100 spaces or a fraction thereof. |
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Each RV/motorhome/bus space shall be not less than 10 feet wide and 30 feet long.
O. Structured Parking. Where structured parking is provided in a stand-alone structure that does not contain any uses other than parking, the structure must be set back from public right-of-way a minimum of 10 feet. The 10-foot setback area shall be landscaped subject to the provisions of Chapter 17.55 LCMC. (Ord. 2022-38 §§ 18, 19, 20; Ord. 2022-25 §§ 58, 59; Ord. 2020-13 § 24)
17.56.090 Bicycle parking.
A. Number of Bicycle Parking Spaces Required. One bicycle parking space, as defined in subsection (D) of this section, is required for every 20 vehicle parking spaces required in LCMC 17.56.030.
B. Access. An unobstructed walkway of at least five feet in width shall connect each bicycle parking area to the primary entrance or the pedestrian area in front of the primary entrance.
C. Location. All bicycle parking areas shall be within a well-lighted area within 100 feet of, or clearly visible from, the primary building entrance or public right-of-way. Where necessary, a sign shall direct users to the bicycle parking area.
D. Dimensions. Each bicycle parking space shall be at least two feet by six feet with a vertical clearance of six feet.
E. Security. Bicycle parking facilities shall be either a lockable enclosure for storing bicycles or a stationary object (i.e., a rack) to which bicyclists can lock their bicycles. (Ord. 2020-13 § 24)