10.1.1 Applicability

10.1.1.1 Parking Required

The parking and loading standards of this Article apply to all new construction and any new use established.

10.1.1.2 Expansions and Alterations

The parking and loading standards of this Article apply when an existing structure or use is expanded or enlarged. Additional parking and loading spaces will be required to serve the entire building or use. The number of parking and loading spaces provided for the entire use (preexisting + expansion) shall equal at least 100 percent of the minimum requirement established in the Parking Requirements tables.

10.1.1.3 Impervious Surfaces

Parking, loading and outdoor storage per this Article shall be designed to minimize impervious surfaces that result in greater storm water volumes and higher, erosive velocities. Developers will utilize porous pavement, pavers, and other Green Infrastructure (GI) design solutions which are properly designed in accordance with the latest iteration of the San Antonio River Authority (SARA) Low Impact Development (LID) Technical Guidance Manual.

10.1.2 Reduction to Below Requirements

As a rule, existing parking and loading spaces may not be reduced below the requirements established in this Article. Any change in use that increases applicable off-street parking or loading requirements will be deemed a violation of this Article unless parking and loading spaces are provided in accordance with the provisions of this Article. However, should an applicant propose a reduction in these standards based on 1) the particular nature of a use, 2) quantifiable parking need data, 3) the desire to save protected trees or similar consideration; the City Manager or designee shall have the discretion to consider such a request. If an applicant is aggrieved by the decision of the City Manager or designee, the applicant would need to consider requesting a variance to deviate from the standards of this Article.

10.2.1 Off-Street Parking

The following table lists minimum off-street parking requirements by use. In instances in which the listed use differs from the uses established in Table 1: Off-Street Parking Requirements, the City Manager or designee shall determine the appropriate classification for this table.

Table 1: Off-Street Parking Requirements

Section 10.2.1 Compact Parking

Any developer may propose up to twenty (20%) percent of above parking requirements to be devoted to compact cars. For any compact parking proposals above twenty (20%) percent, approval from the Planning and Engineering Director or designee will be required and on a case by case basis Dimensions for compact spaces to be eight feet wide by sixteen and a half feet deep (8' x 16.5') or a similar variation approved by Planning and Engineering Director or designee.

10.3.1 Alternative Parking Plan.

An alternative parking plan may be approved by the City Manager or designee for specific developments that are deemed to require a different amount of parking than the standards shown in the Off-Street Parking Requirements table. The City Manager or designee shall establish conditions necessary to ensure the adequacy of future on-site parking when approving an alternate parking plan. Any alternative standard shall meet the criteria below:

A.

The use of the building is specific and occupied by a single user;

B.

The applicant provides a detailed breakdown of their parking requirements indicating employee counts, shift distribution and visitor or customer needs;

C.

The applicant provides a site plan showing how additional parking to meet standard requirements would be provided if the use changed or parking needs increase.

10.3.2 Shared Parking.

Required parking for one use may satisfy the requirements for another use if the non-residential uses have different peak hour parking needs and the following:

A.

The following documentation shall be submitted to the City as part of the review process if requesting shared parking:

1.

The names and addresses of the uses and the owners or tenants that are sharing the parking;

2.

The location and number of parking spaces that are being shared;

3.

An analysis showing that the peak parking demands for the different uses occur at different times and that the parking area will supply at least the minimum number of required spaces for each use during its respective peak parking time;

4.

A legal instrument such as an easement that guarantees access to the joint parking for all uses;

5.

A shared parking agreement executed by all the users and the owner of the property proposed to be used for parking; and

6.

The agreement shall be notarized and recorded, with a provision that the consent of the City must be obtained for termination of the agreement.

B.

In the event of the termination of an existing shared parking agreement, a new shared parking agreement shall be executed within sixty (60) days prior to termination. If a new shared parking agreement is not executed, then documentation shall be submitted to the City Manager or designee supporting that the uses on all affected properties meet their respective parking requirements. This process of amending a shared parking agreement applies to all existing parking agreements impacted by sale, change of use, or expansions on any affected property.

10.3.3 Alternative Agreements.

In limited cases, off-site parking agreements, reciprocal access, and parking agreements may be approved by the City Manager or designee.

The following rules apply when computing off-street parking and loading requirements.

10.4.1 Multiple Uses.

Lots containing more than one use shall provide parking and loading in an amount equal to the total of the requirements for all uses.

10.4.2 Fractions.

When measurements of the number of required spaces result in a fractional number, any fraction of ½ or less will be rounded down to the next lower whole number and any fraction of more than ½ will be rounded up to the next higher whole number.

10.4.3 Area Measurements.

Unless otherwise expressly stated, all square-footage-based parking and loading standards shall be computed on the basis of gross floor area, which for purposes of computing off-street parking requirements, shall mean the gross floor area of the building measured from the exterior faces of the exterior walls or from the centerline of walls separating two buildings and shall include the area of each floor of the structure including all occupiable attic space used for active commercial space.

10.4.4 Occupancy-Based Standards.

For the purpose of computing parking requirements based on employees, residents or occupants, calculations shall be based on the largest number of persons working on any single shift, the maximum enrollment or the maximum fire-rated capacity, whichever is applicable and whichever results in the greater number of spaces.

10.4.5 Unlisted Uses.

Upon receiving a development application for a use not specifically listed in the Off-Street Parking Requirements Table, the applicant will suggest an off-street parking standard with data backed up by other city's ordinances and codes. If the City Manager or designee deems the applicant's suggestion unacceptable, he/she shall apply the off-street parking standard specified for the listed use that is deemed most similar to the proposed use or require a parking study in accordance with an Alternative Parking Plan, as described in Section 10.3 above.

Except where an alternative parking plan has been approved by the City Manager or designee, all required off-street parking spaces shall be located on the same lot as the principal use.

10.6.1 Parking Space Dimensions

Required off-street parking spaces shall have minimum dimensions of 9 feet in width by 18 feet in length, however staff encourages the use of larger spaces with dimensions of 10 feet in width by 20 feet in length.

10.6.2 Aisle Widths

Drive aisle widths adjoining off-street parking spaces shall comply with the following standards in Table 3:

Table 3: Minimum Width for Specified Parking (in feet)

Note: Two-way aisles shall always require a minimum width of 24 feet. When an aisle is designated as a fire lane see 10.6.3. All of the above aisle standards assume that the aisle does not serve the dual purpose of being a fire lane.

10.6.3 Fire Lanes

The fire code official shall designate the location of the fire lane(s). The width shall be considered the clear driving surface exclusive of shoulders and vertical obstructions. Drive aisles may be use as dual fire lanes and drive aisles where required for use as a Fire Lane. Drive aisles used as dual fire lanes and drive aisles shall use the greater width specified for use in the UDC or International Fire Code.

The portion of the drive aisle used and/or needed as a fire lane shall be clearly marked as a Fire Lane in accordance with the International Fire Code.

Exception: The fire code official is authorized to increase the width of a fire lane where needed.

10.6.4 Markings

A.

Each required off-street parking space and off-street parking area shall be identified by surface markings at least 4 inches in width. Markings shall always be visible. Such markings shall be arranged to provide for orderly and safe loading, unloading, parking and storage of vehicles.

B.

One-way and two-way accesses into required parking facilities shall be identified by directional arrows.

10.6.5 Surfacing and Maintenance

A.

All off-street parking areas, drive aisles, internal roadways, and loading areas for all uses shall always be paved and kept in a dust-free condition. The use of pervious and/or semi-pervious materials is permitted provided the areas are always kept in a dust free condition.

B.

Parking lot pavement shall be designed in accordance with the Pavement Specification requirements of the Cibolo Design and Construction Manual for a Type A street, without bus traffic. The City Engineer reserves the right to increase the pavement standards to a higher classification if the specific use of the site warrants a greater pavement structure reliability level.

10.6.6 Access and Circulation

A.

Required parking spaces shall not have direct access to a street or highway. Access to required parking spaces shall be provided by on-site driveways. Off-street parking spaces shall be accessible without backing into or otherwise reentering a public right-of-way.

B.

Site Plans for retail developments greater than a cumulative 50,000 gross square feet shall designate a primary vehicle circulation route entering and exiting the development.

C.

Landscape median islands or end islands shall be immediately adjacent to the primary vehicle circulation route for the entire length of the route (excluding pedestrian access and the face of primary buildings).

D.

Parking is not permitted along primary vehicle circulation routes in order to not cause overflow stacking onto rights-of-way and primary circulation routes. Parking is not permitted adjacent to the entire elevation of a building which includes the primary pedestrian access in order to not cause internal circulation conflicts.

10.6.7 Tandem Parking

Tandem parking in the Multi-family Districts shall be permitted only when it is located in front of a garage, which is attached to a dwelling unit and the tandem space is assigned only to the dwelling unit to which the garage is attached.

A.

Required off-street parking areas shall be used solely for the parking of licensed, motor vehicles in operating condition. Required spaces may not be used for storage of trash dumpsters, the display of goods for sale or lease, for motor vehicle repair or service work of any kind, storage of vehicles, boats, motor homes, campers, mobile homes, or building materials, or for display or storage of vehicles for lease, sale or rent. Seasonal outdoor seasonal sales shall be considered an exception from this requirement, if operated in accordance with the temporary use requirements described in Article 6 of this UDC.

B.

Recreational vehicles shall not be stored on any lot (zoned SF-2 through SF-4 or C-2) or street other than a residential lot of the owner or a site specifically designed for Vehicle Parking.

(Ord. No. 1364, § 4, 5-24-2022)

10.8.1 Minimum Number of Stacking Spaces

Off-street stacking spaces shall be provided as indicated in the following Table 4.

Table 4: Minimum Off-Street Stacking Spaces

Required stacking spaces are subject to the following design and layout standards.

A.

Size.

Stacking spaces shall be a minimum of 10 feet by 20 feet in size.

B.

Location.

Stacking spaces may not impede on- or off-site traffic movements or movements into or out of off-street parking spaces.

Outdoor storage or overnight outdoor parking of tractor-trailers, semi-trucks, semi-trailers, or other vehicles having a gross vehicle weight rating of 17,000 pounds or more, shall not be permitted in any residential district or in the C-1, C-2, or C-3 zoning districts. This prohibition shall apply to layaway storage containers, portable buildings, storage containers, any large-scale equipment of materials for sale in the establishment and any truck trailers. This prohibition shall not apply to pick-up trucks, or personal recreational equipment. Construction equipment shall not be stored on lots in residential or commercial districts except during the period of permitted construction.

Screening from public rights-of-way or lower intensity residential uses shall be required in multifamily developments for areas designated or available for parking and storage of recreation vehicles, boats, small trailers and other non-commercial equipment. Such screening shall consist of permanent material such as concrete, masonry, wood, steel, etc.

10.11.1 No Use of Public Right-of-Way

At no time shall goods be loaded or unloaded from the right-of-way of any street. No part of any vehicle shall be allowed to extend into the right-of-way of any street while being loaded or unloaded.

10.11.2 Site Plan Required

Plans for location, design and layout of all loading spaces shall be indicated on required Site Plans. Loading space size shall be based on need and in accordance with standard engineering requirements as determined by the City Manager or designee.

Pallets and related shipping items, as well as bundled refuse, shall be contained within a concrete masonry unit or wooden structure and shall be screened from all public views.

The City recognizes the importance of supporting emerging innovation in the auto industry and highly encourages the use of electric vehicles and their appropriate Charging Stations within non-residential developments.