The City's off-street parking regulations require that developments provide parking in proportion to the need created by each use. The regulations further establish standards for the functional design of parking facilities. These regulations are intended to accommodate vehicles in a functionally satisfactory manner and to minimize external effects on neighboring properties.

(Code 1993, § 39.09.001; Ord. No. 1171, § 1)

(a)

Applicability.

(1)

Paved off-street parking shall be provided for any new building constructed; for new uses or conversions of existing buildings; or for enlargements of existing structures greater than 50 percent of the existing building footprint; or for an increase in the required parking stalls greater than 50 percent for the new use or building expansion. This provision shall include a cumulative 50 percent increase in total building footprint or required parking stalls from and after January 1, 2012.

(2)

Required off-street parking areas in nonresidential zoning districts are to be used solely for the parking of licensed motor vehicles in operating condition. Required spaces in nonresidential zoning districts may not be used for the display of goods for sale or lease or for long-term storage of vehicles, boats, motor homes, campers, mobile homes, or building materials.

(b)

Exemptions.

(1)

Any use within the DC District is exempt from the off-street parking, payment in lieu of parking, or loading requirements provided by Section 62-589. Any off-street parking facility constructed in the DC District after the effective date of the ordinance from which this article is derived must comply with the design standards set forth in this article.

(2)

Parking for noncommercial personal and recreational vehicles on a single lot in a residential zoning district is subject to the provisions of Section 62-594.

(Code 1993, § 39.09.002; Ord. No. 1171, § 1; Ord. No. 1442, § 1; Ord. No. 1688, § 1)

(a)

Required. Parking facilities for each use shall be provided in accordance with the minimum requirements set forth in Table 62-589-1.

(b)

Computation.

(1)

When a computation of required parking results in a fraction of 0.5 or greater, the requirement should be rounded up to the next whole number.

(2)

Unless otherwise indicated, parking requirements are based on net floor area. Net floor areas for the purpose of this calculation is the total floor area within the perimeter of the inside walls of the building deducting for interior walls, hallways, stairs, closets, storage and similar features including other areas such as for the preparation of food and drink, restrooms, waiting rooms and interior space used for the parking or loading of vehicles.

(3)

When parking requirements are computed on the basis of capacity, capacity shall be determined by the Building Code in effect for the City at the time the use is established.

Table 62-589-1. Minimum Off-Street Parking Requirements

(c)

Schedule A. This schedule sets forth minimum off-street parking requirements for uses with elements that have different functions and operating characteristics.

(d)

Modifications for required parking.

(1)

When the parking requirement for a use cannot be provided on the same lot as that use, the required parking may be modified on a case-by-case basis by the Board of Adjustment to allow shared parking and/or a reduction of the parking requirement.

(2)

In addition to any other application requirements, the application for modification of required parking shall include a site plan depicting the following:

a.

All existing and proposed buildings and all existing and proposed parking spaces on all lots affected by the proposed modification.

b.

A schedule reflecting quantity and dimension of all parking spaces depicted on the site plan.

c.

All areas between the lot containing the principal use and the remote lot, if applicable.

d.

Dimension lines indicating the shortest straight-line route and the shortest walkable route between the lot the principle use is located on and the remote lot.

(e)

Shared parking.

(1)

For sites with more than one use, the parking requirement shall be the sum of spaces required for each use, except as provided below.

(2)

The Board of Adjustment may authorize an adjustment in the total requirement for separate uses located on the same site or for separate uses located on adjoining sites and served by the same parking facility. The Board of Adjustment shall consider at least the following criteria in determining approval of such an adjustment:

a.

The characteristics and time of operation of each use, and differences in projected peak parking demand.

b.

Potential reduction in total expected vehicle movements afforded by multiple uses of the parking facilities.

c.

Functional design of the development and its parking facilities.

d.

The normal peak parking times of the two uses do not coincide.

e.

Evidence of a written agreement that provides for the joint use of parking facilities. This written agreement shall be recorded with the County Recorder.

(f)

Reduction of required parking.

(1)

If the requested reduction of required parking is for no more than 25 spaces or 25 percent, the City Administrator or designee may grant permission for a reduction of required parking spaces.

(2)

If the requested reduction of required parking is more than 25 percent or more than 25 spaces, the Board of Adjustment may grant permission for a reduction of required parking.

(3)

The granting of a reduction of required parking either by the City Administrator or designee or the Board of Adjustment shall be consistent with the following findings:

a.

There are restrictions of topography, title, lot design, existing building footprint, or required access on the lots that prohibit meeting of the required parking;

b.

The applicant has maximized the space available on the lot to accommodate the required parking;

c.

The proposed reduction still meets the handicapped parking requirements;

d.

The proposed parking reduction shall not cause a recognizable impact on traffic or adjacent land uses;

e.

The proposed parking requirement shall not adversely affect the public health, safety and welfare; and/or

f.

Market data provided by the applicant for similar uses in similar situations justifies a parking demand commensurate with the proposed reduction of required parking, including the relationship of the building footprint to the lot size.

(4)

Reduction of required parking may be granted by the City Administrator or designee or the Board of Adjustment as either:

a.

A reduction of the required parking ratio; or

b.

A reduction in the total number of required spaces.

(5)

A modification of required parking shall end upon the change or termination of the use for which the modification was granted.

(6)

All modifications of the parking requirement shall be memorialized by recording the decision and findings of either the City Administrator/designee or the Board of Adjustment in the County Recorder's Office.

(Code 1993, § 39.09.003; Ord. No. 1171, § 1; Ord. No. 1688, §§ 1, 2)

(a)

Residential parking.

(1)

Off-street parking for residential uses shall be located on the same lot or site as the use. This provision does not include driveways for single-family or duplex residential uses.

(2)

Off-street parking areas for any multifamily residential uses shall be at least six feet from any main building; and shall not be located outside of a surfaced driveway within a required front yard or street side yard.

(b)

Nonresidential parking.

(1)

Off-street parking for nonresidential uses shall be located on the same lot or site as the use, or on a remote lot within 300 feet of that use if the parking site is within a zoning district that either permits the off-street parking use type or allows off-street parking with a special use permit. Control of ownership or use rights to the remote off-street parking must be demonstrated as a condition of approval.

(2)

Off-site parking spaces may not be separated from the use served by a street right-of-way with a width of more than 80 feet, unless a grade-separated pedestrian walkway is provided by the owner, or unless other traffic control or shuttle bus service is provided by the owner to the remote parking area.

a.

The granting of off-street parking on a separate lot or site shall be based upon one or more of the following findings:

1.

There are restrictions of topography, title, lot design, existing building footprint, or required access that prohibit the parking requirement from being met on the same lot as the principal use;

2.

The applicant has maximized the space available on the lot to accommodate the required parking;

3.

The disabled parking requirement is met on the lot that the principle use is on;

4.

Parking on the remote lot shall not cause a recognizable impact on traffic or adjacent land uses on either the lot that the principal use is on or the remote lot;

5.

Parking on the remote lot shall not adversely affect the public health, safety and welfare; and/or

6.

Parking spaces available on the remote parking lot are not required to satisfy the required parking for any other use.

b.

Parking spaces on a remote parking lot shall be:

1.

Secured by a lease to be in effect as long as the principal use exists; and

2.

Covered by an agreement providing for the maintenance of the parking spaces; and

3.

Posted with permanent signage identifying the principal use that the parking spaces are reserved for.

(Code 1993, § 39.09.004; Ord. No. 1171, § 1; Ord. No. 1688, § 3)

(a)

Off-street parking facility. Each off-street parking facility shall provide the number of parking spaces set forth in ANSI A-117 Standards designed and designated for use by people with disabilities. Design criteria and dimensions are set forth in the off-street parking design standards and the requirements of the Americans with Disabilities Act. Parking facilities for single-family, duplex, and mobile home residential uses are exempt from this requirement.

(b)

Van accessible stalls. One in every accessible space, but not less than one stall on each premises, shall be served by an access aisle with a minimum width of 96 inches and shall be designated as "Van Accessible."

(Code 1993, § 39.09.005; Ord. No. 1171, § 1; Ord. No. 1688, § 4)

(a)

Dimensions. Standard parking stalls shall be a minimum of nine feet wide and 18 feet long.

(b)

Pavement and drainage.

(1)

Off-street parking facilities shall be paved.

(2)

Acceptable surfacing materials shall include, but not necessarily be limited to, asphalt, concrete, brick, cement pavers or similar materials installed and maintained according to industry standards.

(3)

Off-street parking facilities shall be designed and built to prevent the free flow of water onto adjacent properties.

(4)

In the LI or GI Districts only, rear yard vehicular circulation areas, not including parking spaces, may be crushed concrete or similar material as approved by the City Administrator or designee. Crushed scoria, dirt, or other high-debris-generating materials may not be used as finished surfacing within City limits.

a.

For those areas where an access drive from a paved public right-of-way enters a loading or storage area that is not paved, a paved entrance of at least 50 feet measured from the right-of-way into the property, or such other equivalent means to catch gravel or sediment prior to entering the public right-of-way, is required.

(5)

All parking areas containing four or more spaces or containing angled parking shall have parking spaces and aisles clearly marked on the pavement.

(c)

Landscape and screening requirements. Unless otherwise noted, each unenclosed parking facility of over 3,000 square feet shall comply with the following regulations:

(1)

Each unenclosed parking facility shall provide a minimum landscaped buffer of ten feet along any street property line.

(2)

Each parking facility that abuts a residential district shall provide a ten-foot landscaped buffer along its common property line with the residential district.

(3)

Any parking facility which abuts property in a residential district shall provide a fence, wall, landscape screen, or earth berm not less than four feet in height for the length of the common boundary. A grade change, terrace, or other site feature which blocks the sight line of headlights into a residential property may satisfy this requirement, subject to the determination of the City Administrator or designee.

(4)

Each unenclosed parking facility of over 4,500 square feet within a street yard shall provide interior landscaped area equal to no less than five percent of the total paved area of the parking facility. Parking facilities within the GI District shall be exempt from this requirement.

(5)

Interior landscaping shall be credited toward the satisfaction of overall landscaping requirements set forth in Article VIII of this chapter.

These requirements may be waived as part of the lot modification process described in Section 62-590.

(d)

Entrances and exits.

(1)

Adequate access to each parking facility shall be provided by means of clearly defined and limited driveways or access points. Such driveways shall be designed to direct nonresidential traffic away from residential areas.

(2)

In the DC District, entrances from arterial to off street parking, facilities shall be located at least 60 feet from the intersections of the curb lines of the intersecting streets.

(3)

In all other districts, the entrances from arterial or collector streets to off street parking facilities shall be located at least 60 feet from the intersections of the curb lines of the intersecting streets.

(e)

Safety features.

(1)

Parking facilities shall be designed to provide visibility of and between pedestrians and vehicles when circulating within or entering or leaving the facility; and shall not create blind, hidden, or hazardous areas.

(2)

Circulation patterns shall be designed in accordance with accepted standards of traffic engineering and safety.

(f)

Lighting.

(1)

Any lighting used to illuminate any off-street parking area shall be arranged to direct light away from adjoining properties in any residential district.

(2)

Off-street parking facilities in commercially zoned properties within the corridor overlay district shall include decorative lighting within the first 100 feet of lot frontage.

(g)

Maintenance. All parking facilities shall be maintained to ensure the continued usefulness and compatibility of the facility. Acceptable maintenance includes keeping the facility free of refuse, debris, and litter; maintaining parking surfaces in sound condition; and providing proper care of landscaped areas.

(h)

Special use permits. For those uses identified in Article IV of this chapter as requiring special use permit approval, the Board of City Commissioners may approve conditions adjusting the minimum requirements of this section, in order to provide design, usability, attractiveness, or protection to adjoining uses in a manner equal to or greater than the minimum requirements of this article.

(Code 1993, § 39.09.006; Ord. No. 1171, § 1; Ord. No. 1688, § 5; Ord. No. 1846 meeting, § 1, 2-3-2026)

(a)

Loading requirement. Any use which involves the receipt or distribution of freight, merchandise, supplies, vehicles, or equipment as part of its typical operation shall provide and maintain adequate space for off-street loading and circulation. Loading areas shall be designed to avoid undue interference with the public use of streets and sidewalks.

(b)

Schedule of loading spaces. Loading spaces for each use requiring them shall be provided in accordance with the minimum requirements set forth in Table 62-593-3.

Table 62-593-3. Off-Street Loading Requirements

(c)

Design standards.

(1)

Each loading space shall be at least ten feet wide by 50 feet long, with a vertical clearance of at least 14 feet.

(2)

Paving of loading spaces and access areas shall be permanent, durable, and free of dust.

(3)

Off-street loading areas are subject to the landscaping and buffering requirements for parking facilities set forth in this article.

(Code 1993, § 39.09.007; Ord. No. 1171, § 1; Ord. No. 1688, § 6)

(a)

Applicability. This section permits the parking of certain vehicles on a single lot in a residential district subject to specific conditions.

(b)

Location of parking.

(1)

Parking of any vehicle is permitted within any enclosed structure when such structure conforms to the regulations of its zoning district.

(2)

Parking of personal vehicles is permitted on a paved driveway (outside of an enclosed structure/garage) within the front yard setback but shall in no case encroach upon the public right-of-way.

(3)

Parking of personal vehicles within an interior side yard must be located on a paved surface on the garage side of the property but shall not encroach upon the public right-of-way. Surface drainage shall maintain the standards set forth in the City Code.

(4)

Parking of personal vehicles may occur in the rear yard setback, provided that such parking conforms to the provisions of the zoning ordinance. The parking space shall be provided on either a paved, graveled, or rock surface.

(5)

Commercial vehicles and heavy vehicles shall not be parked on any lot within the R-1, R-2, R-3, and MH Districts. This section shall apply even if the commercial vehicle or heavy vehicle is not being driven for the purpose of the commercial application, endeavor or business at the time said vehicle is parked within the aforementioned zoning districts.

(6)

All paved surfaces exceeding four feet in width shall require a driveway/pad permit issued by the Building Official or designee.

(7)

Street side yard driveways/pads shall not exceed half of the required setback.

(c)

Special provisions for recreational vehicles and boats. Within the R-1, R-2, R-3 and MH Districts, parking and storage of recreational vehicles and boats is subject to the following additional conditions:

(1)

Recreational vehicles and boats must be maintained in a clean, well-kept state.

(2)

Recreational vehicles and boats shall not be permanently connected to utility lines.

(3)

Recreational vehicles and boats shall not be used for the storage of goods, materials, or equipment other than those items which pertain to the use of the vehicle.

(Code 1993, § 39.09.008; Ord. No. 1171, § 1; Ord. No. 1688, § 7; Ord. No. 1754, § 5)

(a)

Storage and parking of unlicensed or other vehicles. The storage or keeping of motor vehicles not having a properly issued current motor vehicle registration and current motor vehicle license plate properly displayed, or in good operable condition, is prohibited on any lot, parcel or tract of land or part thereof, situated within the zoning jurisdiction of the City, provided that conformance with the following shall not constitute a violation of this section:

(1)

The storage of no more than two unlicensed and/or unregistered motor vehicles in a fully-enclosed garage or in a fenced or screened area hidden from view of a public street or adjacent residential property.

(2)

The storage of operable off-highway farm or industrial vehicles on tracts zoned AG, LI, or GI uses, and used in agricultural or industrial activity conducted on the premises.

(3)

The storage of not more than one personal vehicle in good operable condition and shielded from view of the general public.

(4)

The storage, keeping or abandonment of parts, including scrap metals, from motor vehicles or machinery, or parts thereof, is prohibited on any lot, parcel or tract of land or part thereof, situated within the zoning jurisdiction of the City, except in enclosed buildings or garages, within a permissive zoning district, or where otherwise permitted by this article.

(5)

Parking, storage or keeping, other than in a fully enclosed garage of any non-operable motor vehicle is prohibited on any residential zoned lot, parcel or tract of land or part thereof, situated within the zoning jurisdiction of the City; provided, however, that automobiles that are non-operable by reasons of repair work being done thereon may be parked on the residential lot of the owner of said automobile within the City zoning jurisdiction under the following conditions:

a.

The automobile is owned by the occupier of the premises and registered to said occupier at that address.

b.

The period of said repair work does not exceed ten days in duration.

c.

Repair work is at all times conducted on a paved driveway.

d.

No more than one automobile in need of repair is situated on the premises at the same time.

(b)

Removal of vehicles. Before the City removes a vehicle suspected of being in violation of this section, by reason of it being inoperable, the City shall give the owner of the premises upon which the offending vehicle is situated a 72-hour warning notice. Notice shall be given by tagging the motor vehicle and by regular mail, postage pre-paid to the occupier of the premises on which the motor vehicle is situated. Any motor vehicle not removed from the premises within such 72-hour period shall be presumed to be inoperable and may thereafter be removed by the City. If the owner chooses, the owner may demonstrate operability of the vehicle by making special arrangements with the City Police Department to demonstrate operability of the vehicle within said 72-hour period. If operability of the vehicle is satisfactorily demonstrated, the automobile need not be removed.

(Code 1993, § 39.09.009; Ord. No. 1171, § 1; Ord. No. 1688, § 8)