Concrete City Zoning Code
CHAPTER 19
54 OFF-STREET PARKING AND LOADING
§ 19.54.010 General.
(1)
Off-street parking and loading lots shall be provided in accordance with the following provisions of this title for every building hereafter erected, altered, enlarged, or relocated.
(a)
Any new building, use or structure shall provide the required parking to the standards specified herein.
(b)
Any parking lot hereafter physically altered shall comply with all of the provisions of this title, except that such lot which provides five percent of its area in landscaping shall be deemed to comply with the landscaping chapter of this title.
(2)
These regulations shall not be retroactive to include any building or use existing at the time of passage of the ordinance codified in this title, except as follows:
(a)
When a building is located on a different site, there shall be provided off-street parking and loading spaces as required for new buildings.
(b)
When the number of units is increased by alteration or addition to a dwelling or other structure containing sleeping rooms, there shall be provided off-street parking and loading spaces for such additional units. When there are other alterations to a residential structure, the requirements of this title shall apply whenever the value of such alterations exceed 50 percent of the assessed valuation of the structure.
(c)
Whenever any existing, nonresidential use in a building is changed to another use in the same building, the requirements of this section shall apply in full to the new use if and only if the change in parking requirements between the old and new uses is greater than five spaces. Credit for on-street parking spaces that are located along the building’s street frontage shall be given.
(d)
Whenever there is a change from a residential use to a nonresidential use in an existing building, the requirements of this title shall apply in full to the new use; except that the town council may determine that a portion of the residential structure cannot be effectively utilized by the proposed commercial use and such area then may be excluded from the gross floor area used to compute the parking requirement.
(e)
Whenever an assembly use is discontinued, full compliance with off-street parking requirements is required. If more than five parking spaces are required, the parking shall be contiguous to the building.
(3)
The required parking and/or loading shall have reasonable access to a public street or alley and a capacity according to the use of the building listed in the following sections.
(4)
Where a use is not listed, the planning director shall determine the number of required parking and/or loading spaces based upon similar uses for which the requirements are specified.
(5)
Removal of required parking and/or loading spaces from practical use by obstruction, erection of buildings, or other actions as to reduce the parking and/or loading capacity or usefulness thereof below the minimum requirements established in this title is prohibited.
(6)
“Gross floor area” includes all floor area within the exterior walls of the building including area in halls, storage, and partitions, but excluding furnace and similar utility space used solely to maintain the building for occupancy.
(7)
“Parking area” includes the parking spaces together with driveways and the access to public street.
(Ord. 426 § 10.54.010, 1998; Ord. 900 § 2 (Att. A (§ 14)), 2025)
§ 19.54.020 Required off-street parking – Minimum standards.
The number of off-street parking spaces shall be determined for each principal use of the land, building, or structure. For ancillary uses to the principal use, required parking shall be calculated the same as for the principal use, or as otherwise provided for in this title.
Residential | Parking Requirements |
|---|---|
Single-family lot 6,000 square feet | 1 stall per studio - 1-2 bedrooms, 2 stalls per 3 or more bedrooms not to exceed more than 2 stalls per lot |
Single-family lot less than 6,000 square feet (1) | 1 stall per studio - 1-2 bedrooms, 2 stalls per 3 or more bedrooms not to exceed more than 2 stalls per lot |
Accessory dwelling unit (ADU) | 1 stall per studio - 1-2 bedrooms, 2 stalls per 3 or more bedrooms not to exceed more than 2 stalls per unit |
Duplex, triplex, fourplex on lots less than 6,000 square feet (1) | 1 stall per studio - 1-2 bedrooms, 2 stalls per 3 or more bedrooms not to exceed more than 2 stalls per unit |
Fiveplex, sixplex, townhouse, stacked flat/multiples, courtyard building on lots less than 6,000 sf (1) | 1 stall per studio - 1-2 bedrooms, 2 stalls per 3 or more bedrooms not to exceed more than 2 stalls per unit |
Cottage housing | 1 stall per studio - 1-2 bedrooms, 2 stalls per 3 or more bedrooms not to exceed more than 2 stalls per unit |
Caretakers apartments/quarters | 1 stall per apartment |
Aviation-related single unit apartment | 1 stall per apartment |
Co-living housing units/boarding house | 1 stall for the manager plus 1 stall per sleeping room for boarders and/or lodging use plus 1 additional stall for each 4 persons employed on the premises |
Mixed-use | Total requirements shall be the sum of the requirements for the principal uses computed separately (4) |
Affordable housing | 1 stall per studio - 1-2 bedrooms, 2 stalls per 3 or more bedrooms not to exceed more than 2 stalls per unit (5) |
Permanent supportive housing (PSH) | 1 stall per studio - 1-2 bedrooms, 2 stalls per 3 or more bedrooms not to exceed more than 2 stalls per unit (5) |
Transitional housing | 1 stall per sleeping quarter plus 1 additional stall for each 4 persons employed on the premises |
Emergency housing and shelters | 1 stall per sleeping quarter plus 1 additional stall for each 4 persons employed on the premises |
Encampments on a religious property | 0.25 stall per tent, vehicle, tiny home, or other sleeping quarter plus 1 additional stall for each 4 persons employed on the premises |
Group homes | 0.5 stalls per bed |
Nursing homes | 0.25 stalls per bed |
Motels and hotels | 1 stall for manager and 1 stall per room |
Mobile and manufactured home parks | 1 stall for manager and 2 stalls per dwelling unit |
Recreation vehicle park | 1 stall per recreational vehicle camping space and 1 stall for every tent or other designated camping space |
Commercial | Parking Requirements |
|---|---|
Auto, boat, or recreational vehicle sales or leasing, new or used | 1 stall per 5,000 square feet of outdoor sales area, 1 stall per 1,000 square feet of showroom and services facilities, but in no case shall there be less than 6 stalls provided |
Drive-in business, eat in and out | 1 stall for each 100 square feet of gross floor area; eat out only, 1 stall for each 15 square feet of gross floor area |
Food retail stores and markets | 1 stall per 200 square feet of gross floor area, a minimum of 6 parking stalls |
Laundry, self-service | 1 stall per 4 washing machines, a minum of 5 stalls |
Mortuaries or funeral homes | 1 stall per 4 seats in the assembly area, computed as 7 square feet of floor area per seat |
Motels, motor motels, hotels | 1.25 stalls per sleeping unit |
Motorcycle and other small engine vehicle sales and service | 1 stall for each 400 square feet of gross floor area of the building and 1 stall for each 1,000 square feet of outdoor sales area |
Motor vehicle repair and services | 1 stall per 400 square feet of gross floor area, a minimum of 3 stalls |
Offices including professional and business, banks, and related | 1 stall per 250 square feet of gross floor area, up to 400 square feet of unfinished basement floor area use exclusively for storage may be excluded (2) |
Personal services shops | 1 stall per 400 square feet of gross floor area, a minimum of 2 stalls |
Restaurants, nightclubs, taverns, and lounges | 1 stall per 100 square feet of gross floor area |
Theaters | 1 stall per 4 fixed theater seats |
Other retail establishments, including but not limited to appliances, bakeries, dry cleaning, furniture stores, hardware stores, household equipment service shops, clothing or shoe repair shops | 1 stall per 500 square feet of gross floor area |
Private lodges, with no overnight boarding facilities | 1 stall per 500 square feet of gross floor area |
Industrial | Parking Requirements |
|---|---|
Manufacturing, research, and testing laboratories, creameries, bottling establishments, bakeries, canneries, printing, and engraving shops | 1 stall per 1,000 square feet of gross floor area |
Warehouse and storage up to 20,000 square feet | 1 stall per 2,000 square feet a minimum of 3 |
Warehouse and storage 20,000 - 100,000 square feet | 1 stall per 2,500 square feet a minimum of 10 |
Warehouse and storage 10,000+ square feet | 1 stall per 3,000 square feet a minimum of 40 |
Uncovered outdoor storage areas, which are incidental and subordinate to a principal use that ortherwise meets parking requirements | 0 additional parking required |
Uncovered outdoor storage arewas which are not incidental or subordinate to a principal use | 1 stall per 5,000 square feet of storage area |
Office space | 1 stall per 250 square feet of gross floor area (2) |
Public Assembly and Recreation | Parking Requirements |
|---|---|
Assembly halls, auditoriums, stadiums, sports arenas, and community clubs | 1 stall per 3 fixed seats consisting of pews or benches (3) |
Churches | 1 stall per 5 seats (3) |
Dance halls and skating rinks | 1 stall per 100 square feet of gross floor area |
Libraries and museums | 1 stall per 250 square feet of gross floor area |
Parks | Determine by planning director on an individual basis |
Other uses not specified herein; parking shall be provided as specified | Parking shall be provided as specified for the use which, in the opinion of the planning director, is most similar to the use under consideration |
Town Center (TC) district | Existing on-street parking may be counted towards off-street parking requirement in an arrangement approved by the town planner |
(1)
Before any zero lot line subdivision or lot splits.
(2)
Unfinished basement floor area is defined as any floor level, below the first story of a building, that is not provided sufficient light, ventilation, exit facilities, or sanitary facilities, required for any legal occupancy classification.
(3)
Seating capacity shall be computed upon not less than 18 linear inches of pew or bench length per seat. Where movable chairs are provided, each seven square feet of floor area to be occupied by such chairs shall be considered a seat.
(4)
In order for the use to be considered a separate principal use, the uses must be physically and managerially separated in a manner which clearly sets the principal uses apart as separate businesses or operations. Various activities associated with single businesses shall not be considered separate uses.
(5)
Parking requirement may be reduced by planning director or town council as an incentive for each affordable unit.
(6)
In the town center district, existing on-street parking may be counted towards the off-street parking requirement in an arrangement approved by the town planner.
(Ord. 426 § 10.54.020, 1998; Ord. 580 § 1, 2005; Ord. 900 § 2 (Att. A (§ 14)), 2025)
§ 19.54.030 Drive-in businesses.
All banks, savings and loan associations, food dispensing establishments, and other businesses which maintain drive-in facilities which are intended to serve customers who remain in their motor vehicles during business transactions, or are designed in such a manner that customers must leave their automobiles temporarily in a driving lane located adjacent to the facility, shall provide stacking space for the stacking of motor vehicles as follows:
(1)
Stacking Space. The drive-in facility shall be so located that sufficient stacking space is provided for the handling of motor vehicles using such facility during peak business hours of such facility.
(2)
Driveway Location. The location of entrances and exits shall be determined by the town engineer.
(Ord. 426 § 10.54.040, 1998; Ord. 900 § 2 (Att. A (§ 14)), 2025)
§ 19.54.050 Off-street parking area development and maintenance.
Every parcel of land hereafter used as a public or private off-street parking area shall be developed and maintained as follows:
(1)
The parking areas on private property, including interior driveways and access to a public street, shall be paved with asphalt concrete or cement concrete pavement and shall have appropriate bumper guards where needed. All asphalt pavement sections shall have a minimum pavement section consisting of two inches of Class “B” asphalt concrete, two inches of five-eighths-inch minus crushed rock, and six inches of Class “A” bank run gravel or approved equal. All concrete pavement sections or any alternative asphalt pavement sections shall be designed to support the postdevelopment traffic loads anticipated due to the intended use.
(2)
Parking areas shall be used for automobile parking only, with no sales unless permitted elsewhere by this title, dead storage, repair work, or dismantling of any kind.
(3)
If lighting is provided, it shall be arranged to reflect away from the residential area, also from any public street or highway.
(4)
Drainage facilities for stormwater shall be provided for and be approved by the public works department and the town engineer.
(5)
Ingress and egress shall be approved as to location and design by the public works department and the town engineer.
(6)
Driveways and parking stalls shall be clearly marked.
(7)
Landscaping. See Chapter 19.50 CMC.
(8)
For parking lots in excess of 100 spaces, the design shall be approved by the planning director.
(Ord. 426 § 10.54.050, 1998; Ord. 900 § 2 (Att. A (§ 14)), 2025)
§ 19.54.060 Development of required off-street parking spaces for one-family dwellings.
For parking areas serving single-family dwellings, this section shall apply in lieu of CMC § 19.54.050.
(1)
Required off-street parking spaces for one-family dwellings on separate lots smaller than 15,000 square feet in area shall be paved with asphalt concrete or cement concrete. Each required off-street parking space shall be connected to an improved public or private street by a driveway which shall be paved with asphalt concrete or cement concrete.
(2)
Required off-street parking spaces for one-family dwellings on separate lots of 15,000 or more square feet in area shall have an all-weather surface. Each required off-street parking space shall be connected to an improved public or private street by a driveway which shall have an allweather surface. The construction of the allweather surface shall be determined by the town engineer.
(Ord. 426 § 10.54.060, 1998; Ord. 900 § 2 (Att. A (§ 14)), 2025)
§ 19.54.070 Off-street parking lots – Location.
(1)
Single-Family Dwellings, Accessory Dwelling Units, (ADU), Duplex, Triplex, Four-plex, and Cottage Housing. Required parking shall be located on the same lot as the building it is to serve.
(2)
Fiveplex, Sixplex, Townhouse, Stacked Flats, and Courtyard Buildings. Required parking may be on a contiguous lot in the same zone if located within 500 feet of dwelling units. The lot shall be legally encumbered by an easement or other appropriate means to ensure continuous use of the parking facilities. Documentation shall require review and approval of the town attorney.
(3)
Other Uses. May be in areas other than on the premises if the required amount of parking area is set aside for a particular use in such a lot, and such area is not located more than 500 feet from the premises and is in the same zone as the use. The lot or area to be utilized shall be legally encumbered by an easement or other appropriate means to ensure continuous use of the parking facilities. Off-street parking for assembly occupancies and fraternal organizations shall be contiguous if more than five spaces are required. Documentation shall require review and approval of the town attorney.
(4)
Whenever required parking facilities are located off site, pedestrian facilities shall be provided connecting the satellite parking facility to the development being served which are safe, durable and adequate to accommodate pedestrian use.
(Ord. 426 § 10.54.070, 1998; Ord. 900 § 2 (Att. A (§ 14)), 2025)
§ 19.54.080 Parking space dimensional requirements.
(1)
Standard-Sized Parking Spaces.
(a)
Standard-sized parking spaces parallel to the driveway or aisle serving them shall be a minimum of eight feet wide and 20 feet long and may provide tandem parking, gravel or grass paver surfaces. Driveways or aisles serving standard-sized parallel spaces shall be a minimum of 12 feet wide.
(b)
Standard-sized parking spaces oriented at an angle to the driveway or aisle serving them shall be not less than 10 feet.
(2)
Compact-Sized Parking Spaces.
(a)
In any off-street parking lot, up to 30 percent of the spaces may be designated as “compact” spaces and be developed according to the minimum dimensional requirements for compact spaces established under this section.
(b)
Compact-sized parking spaces oriented parallel to the driveway or aisle serving them shall be a minimum of eight feet wide and 20 feet long. Driveways or aisles serving compact-sized parallel parking spaces shall be a minimum of 11 feet wide.
(c)
Compact-sized parking spaces oriented at an angle to the driveway or aisle serving them shall be consistent with the minimum dimensional requirements set forth by the table in CMC § 19.54.090 and further defined by subsection (3) of this section; provided, that aisle widths shall not be less than 10 feet.
(d)
Every compact parking space created pursuant to this section shall be clearly identified as such by painting the word “COMPACT” in upper case block letters, using white paint, on the pavement within the space. The additional use of signs to identify any large blocks of compact spaces or blocks of compact spaces throughout a parking lot is also encouraged.
(e)
Existing parking lots may provide for compact parking spaces under the provisions of this section; provided, that the parking lot shall comply with all provisions of this title, except that any parking lot which provides five percent of its area in landscaping shall be deemed to comply with all landscaping requirements.
(3)
Off-street parking lots shall comply with the handicapped parking space requirements of the Uniform Building Code.
(Ord. 426 § 10.54.080, 1998; Ord. 900 § 2 (Att. A (§ 14)), 2025)
§ 19.54.090 Parking angle dimension requirements.
Angle Degrees | 0 - 29 | 30 - 53 | 54 - 75 | 76 - 90 |
|---|---|---|---|---|
One-way maneuvering lane width | 12 ft | 12 ft | 15 ft | 18 ft |
Two-way maneuvering lane width | 20 ft | 20 ft | 20 ft | 24 ft |
Parking stall width | 9 ft | 9 ft | 9 ft | 10 ft |
Parking stall length | 23 ft | 16 ft | 18 ft | 20 ft |
(Ord. 900 § 2 (Att. A (§ 14)), 2025)
§ 19.54.100 Existing off-street parking reduction.
Existing off-street parking facilities shall not be eliminated nor reduced to an amount less than that required for new buildings.
(Ord. 426 § 10.54.100, 1998; Ord. 900 § 2 (Att. A (§ 14)), 2025)
§ 19.54.110 Fractional spaces.
When units or measurements determining the number of required parking spaces result in requirements of a fractional space, any fraction up to one-half shall be disregarded, and fractions of one-half or over shall require one parking space.
(Ord. 426 § 10.54.110, 1998; Ord. 900 § 2 (Att. A (§ 14)), 2025)
§ 19.54.120 Parking in front or side yards – Prohibited generally.
On any lot in any district, the off-street parking and loading space required by this title shall not be provided in the required front or side yard area except as otherwise specified in this title.
(Ord. 426 § 10.54.120, 1998; Ord. 900 § 2 (Att. A (§ 14)), 2025)
§ 19.54.130 Off-street loading space.
Buildings devoted to retail trade, retail and wholesale food markets, warehouses, supply houses, wholesale and manufacturing trade, hotels, hospitals, laundry, dry cleaning establishments or other buildings where large amounts of goods are received or shipped shall provide loading and unloading space on the same premises as the building as follows:
(1)
Building of 6,000 square feet or more of floor area: one off-street loading and unloading space plus one additional off-street loading space for each 20,000 square feet of floor area.
(2)
Each loading space shall be not less than 10 feet in width, 25 feet in length and 14 feet in height;
(3)
Loading space, exclusive of driveways and/or corridors leading thereto, shall not be considered as providing off-street parking space.
(Ord. 426 § 10.54.130, 1998; Ord. 900 § 2 (Att. A (§ 14)), 2025)
