Douglas County Unincorporated
City Zoning Code
City Zoning Code
PART 28
PARKING STANDARDS
§ 1-2801 Intent.
Off-street parking areas shall be required in all districts as an accessory use to buildings and uses newly constructed, restored, changed, or substantially extended or expanded. Except as provided in other parts of this chapter, off-street parking areas shall be in accordance with Part 28.
§ 1-2802 General Provisions.
[12/18/2012; 3/26/2024]
1.
Additional Parking for Expansion of Use. Nothing in this part shall prevent the extension of, or addition to, a building, structure or use into an existing parking area, provided the same amount of parking spaces taken by the extension or addition is provided by an enlargement of the existing parking area, or if additional parking is found elsewhere in accordance with these regulations herein, and provided the total number of spaces required for all uses on the lot are met.
2.
Change of Land Use/Tenant Finish.
A.
Prior to approval of "tenant finish" permits, by the Douglas County Building Division, the applicant shall demonstrate that adequate parking exists for the proposed land-use change. The square footage of all tenant finish areas shall be identified by each use proposed. When proposed uses, resulting from tenant finish changes, require more parking than exists, the applicant shall be required to revise the SIP to increase the number of parking spaces consistent with the requirements herein. Failure to provide this parking will result in the denial of the proposed land-use change and tenant finish permit.
B.
All additional parking and other improvements, as shown on the revised Site Improvement Plan (SIP), shall be completed in the field prior to approval of any final inspection or certificate of occupancy issuance, as applicable.
3.
Mixed-Use Parking.
A.
In the case of mixed uses within a single center or within a single building, or of collective parking for several buildings or uses on two or more contiguous parcels, except for shopping centers over 100,000 square feet, the total requirements for off-street parking facilities shall be the sum of the requirements for each of the various uses separately. Off-street parking facilities for one use shall not be construed as provided for under Planned Developments, or as otherwise permitted under § 1-2802, Subsections 5 and 6, herein.
B.
Unified shopping centers with over 100,000 square feet of total combined floor area, which may be either in a single structure or several structures within a single unified development, and which may include various kinds of uses shall be required to provide a minimum parking ratio of 4 1/2 spaces per 1,000 square feet of total combined floor area.
4.
Phasing of Parking.
A.
Required off-street parking areas may be phased along with proposed phased development. Areas required for parking, but not immediately improved, shall be reserved for such future parking.
B.
Undeveloped future parking areas shall be reseeded with a grass mix, acceptable to the staff planner, until said area is fully developed into a parking surface. The area shall be reseeded at the same time as the initial phase development.
5.
Joint-Use Parking.
A.
Where it is desired to share the use of parking spaces between two or more uses, the use of such parking spaces shall be predicated upon the proven fact that the use will not require said parking spaces at simultaneous times. Only where it can be shown that the uses have substantially different operation hours shall shared parking arrangements be approved.
B.
No off-street parking, required for any use for the purpose of complying with the provisions of this chapter, shall be included as part of an off-street parking area similarly required for another use without an approved and recorded Joint-Use Parking Agreement. The recordation location of such agreement shall be noted on the SIP. Any proposed changes to the agreement shall require approval by the Director.
6.
Off-Site Parking.
A.
Off-street parking facilities for any use shall be provided and located on the same lot as the use or uses they are intended to serve except as permitted in § 1-2802, Subsection 6.B, herein.
B.
If sufficient parking spaces cannot be accommodated on the lot for any use, off-site parking may be used, provided such parking area is within 400 feet of the nearest point of the specific use.
C.
Each off-street parking area accessory to a principal use shall be located in a zone district which allows non-residential parking.
7.
Location of Parking Areas.
A.
Required off-street parking shall not be located within 20 feet from the right-of-way line.
B.
Parking shall not be permitted closer than 10 feet from the side and rear property lines unless the building setback requirement is less than 10 feet. When the parking will be contiguous and accessible to parking on adjacent lots, the parking may extend to the property line. Otherwise, there shall be adequate buffering of the parking from off-site views.
C.
Multifamily parking areas shall not be located within the front setback.
D.
Accessible parking spaces shall be dispersed and located in accordance with the requirements of the Building Code, as amended and adopted by Douglas County.
8.
Parking Area Uses. Parking areas shall not be used for outdoor product storage, enclosed container storage, seasonal sales areas or any other use except customer and employee vehicle parking, unless such use is approved and specifically identified on the Site Improvement Plan.
§ 1-2803 Parking Plan Requirements.
[3/26/2024]
The site plan exhibit (per § 1-2707) shall serve as the parking plan. The information noted below shall be included on the site plan exhibit. No land shall be used for parking until a Site Improvement Plan is approved by the Director. The plan must contain the following minimum information:
1.
Number, location and size of parking stalls.
2.
Widths of aisles and islands.
3.
Type of surfacing (see § 1-2805, Subsection 6, herein).
4.
Location of streets and curb cuts.
5.
Location of traffic directional arrows, signage, and markings.
6.
Location of loading areas.
§ 1-2804 Design Standards for Parking Spaces.
[12/18/2012; 3/26/2024]
1.
Space and Aisle Dimensions. The following tables establish minimum parking lot space, island, and aisle dimensions. The illustrations show typical parking configurations. (Note: Off-street parking spaces shall not be situated at an angle less than 45°, except parallel parking shall be permitted.)
A.
Recreational Vehicle Parking. Spaces and aisle widths shall be adequately sized to accommodate the recreational vehicle's length, width and turning radii.
B.
Accessible Parking. Accessible parking spaces shall be designed in accordance with the requirements of the Building Code, as amended and adopted by Douglas County. Multifamily projects which need to re-stripe accessible parking spaces, based on units leased/sold, shall be required to submit a modification request (see § 1-2714) to the County for evaluation of parking lot and landscape layout.
C.
Full-Size Car Parking.
Angle (degrees) | 0° (parallel) | 45° | 60° | 90° |
Width (feet) | 8 | 9 | 9 | 9 |
Length (feet) | 24 | 18 | 18 | 18 |
Aisle Width (feet) | 12 (one-way) 24 (two-way) | 16 | 22 | 24 |
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D.
Compact Car Parking.
Angle (degrees) | 0° | 45° | 60° | 90° |
Width (feet) | 8 | 8 | 8 | 8 |
Length (feet) | 22 | 16 | 16 | 16 |
Aisle Width (feet) | 12 (one-way) 24 (two-way) | 16 | 22 | 24 |
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2.
Usable Parking Spaces. Any parking space which in the judgment of the Planning Division is unusable due to maneuverability difficulties or which does not have clear access shall not be considered in the total number of available parking spaces on the property.
3.
Back-Out Parking. Except for one- and two-family dwellings, or where back-out parking already exists as of the date that this chapter is adopted, all parking areas shall be designed so that vehicles exiting from the parking area will not be required to back out across any sidewalk or public right-of-way.
4.
Semi Tractor-Trailer Parking.
A.
For those uses which cater to the parking of semi tractor-trailers, designated off-street parking spaces shall be required for each such vehicle located on any parcel. The use of regular automobile parking spaces or automobile circulation aisles for semi tractor-trailer parking is prohibited.
B.
All parking spaces designated for semi tractor-trailer parking shall be at least 12 feet in width and 60 feet in length. All aisles shall be at least 50 feet in width. The Planning Division may require special design provisions based upon the overall site layout and parking area design. No backing maneuvers shall be allowed in the public right-of-way.
5.
Marking of Parking Spaces.
A.
General. Parking spaces shall be marked and maintained on the pavement and any other directional markings/signs shall be installed and maintained as required by the approved parking plan.
B.
Stall Dimensioning.
(1)
Striping. All striping shall be painted white or yellow; accessible striping may be blue. All painted striping shall be four inches or less in width. In the event striping in excess of four inches in width is proposed, the minimum stall width dimension (in accordance with § 1-2804, Subsection 1) shall be increased by the same amount of stripe width increase.
(2)
Width. Striping shall be applied such that the parking stall width (as specified in § 1-2804, Subsection 1) is measured from center of stripe to center of stripe, and center of stripe to face of curb.
(3)
Length. The total required length of each stall (as specified in § 1-2804, Subsection 1) shall be measured and striped from face of curb to end of the line, or from the end of the line to center of stripe (used to create double loaded parking rows).
(4)
The use of wheel stops shall be specifically prohibited unless a waiver is granted on a case-by-case basis. They may be allowed for good cause shown, such as when curbs are not provided. When parking overhangs are proposed, their dimension shall be in addition to the minimum stall length per above.
C.
Compact Car Parking. Compact car parking areas or spaces shall be clearly labeled or otherwise distinguished from full-sized parking areas or spaces. Compact parking areas shall be fully segregated from full-sized areas by landscape islands or other hardscape improvements approved by the staff planner.
D.
Accessible Parking. Accessible parking shall be identified in accordance with the requirements of the Building Code, as amended and adopted by Douglas County.
§ 1-2805 Design Standards for Parking Areas.
[2/23/2005; 3/26/2024]
1.
Access. Each required off-street parking area shall have adequate access to a public street or other thoroughfare. Alleys, where utilized, shall only be used as secondary means of access to a lot or parcel. See the Douglas County Roadway Design and Construction Standards Manual for more information.
2.
Acceleration/Deceleration Lanes. In all districts, any use providing access to an arterial street (existing or planned), collector street, or frontage road to C-470 or I-25 may be required to provide acceleration and/or deceleration lanes.
3.
Off-Street Loading Area. A loading area shall be provided in an amount necessary by the owner and shall not be used to supply off-street parking spaces. The loading area shall not occupy, nor intrude into, any fire lane and shall not be located in setback areas. No backing maneuvers shall be allowed in the public right-of-way.
4.
Marking Traffic Flow. Parking, which is designed for one-way traffic, should be clearly indicated as such by the use of a sign or arrow designating the direction of traffic flow and by the word: "one-way."
5.
Grading. All off-street parking areas shall be properly graded. The County Engineer must approve the drainage and storm water detention design.
6.
Surfacing. Each off-street parking area which is accessory to any principal use other than a single family dwelling located on a lot in excess of 10,000 square feet in size shall be surfaced with bituminous concrete, Portland cement concrete, or similar material approved by the County Engineer and the Director.
7.
Landscape Islands.
A.
All parking areas in excess of 40 spaces shall have at least one interior landscaped island per 20 spaces. Each island shall be, at a minimum, the size of two full-size parking spaces and be landscaped in accordance with § 1-2708, Subsection 3, herein. These areas may be designed as water-quality facilities.
B.
All parking areas in excess of 120 spaces shall have at least one island per 15 spaces. Each island shall be, at a minimum, the size of two full-size parking spaces (or as otherwise permitted in § 1-2805, Subsection 7.D, herein) and be landscaped in accordance with § 1-2708, Subsection 3, herein. These areas may be designed as water-quality facilities.
C.
All parking areas in excess of 500 spaces shall have at least one island per 10 spaces. Each island shall be, at a minimum, the size of two full-size parking spaces (or as otherwise permitted in § 1-2805, Subsection 7.D, herein) and be landscaped in accordance with § 1-2708, Subsection 3, herein. These areas may be designed as water-quality facilities.
D.
The distribution of the required islands shall be based upon the site-specific design. Islands may be aggregated to meet site-specific needs for screening, buffering, water conservation, or water-quality. The required islands need not be physically located at each interval noted (i.e., 20, 15, or 10 spaces). Generally, all required islands (or aggregated square footage equivalent) shall be located internal to the parking area and shall not be distributed to the perimeter landscape areas.
E.
If a parking lot is located adjacent to the street, buffering shall be in accordance with § 1-2708, Subsection 1, herein.
8.
Buffering.
A.
When a parking lot is located adjacent to the street, buffering shall occur in accordance with § 1-2708, Subsection 1, of this chapter.
B.
A landscape buffer of at least 30 feet in width shall be required between any residential use, except for multifamily as a USR in LI, and nonresidential parking facility. The buffer shall be in accordance with § 1-2708, Subsection 1, of this chapter.
9.
Lighting. All lighting used to illuminate off-street parking areas shall be arranged as to reflect light glare away from abutting properties and abutting streets. (Refer to the Lighting part of this chapter.)
§ 1-2806 Minimum Requirements for Off-Street Parking - General Provisions.
[12/18/2012; 3/26/2024]
1.
Uses Not Specified.
A.
In the case of a use not specifically mentioned, the requirements for off-street parking facilities for a similar use shall apply. The applicant may request a ratio other than as required by § 1-2806, Subsection 1, and § 1-2807 herein. The applicant shall submit citations of similar, existing built uses in other jurisdictions (Planning, Public Works and Law Enforcement Divisions) may be required as well.
B.
In the case of any discrepancies, the decision of the Director shall rule. The decision may be appealed to the Board of Adjustment.
2.
Excessive Surplus Parking. Parking shall not be provided in quantities greater than 10% above the required minimum, as noted in § 1-2807 herein, without prior approval as noted below.
A.
The Director may allow parking at a rate up to 125% of the required minimum for good cause shown. It shall be incumbent upon the applicant to provide compelling and acceptable reasons for said additional parking. Each request will be evaluated on a case-by-case basis, based upon the scale and impacts of the request.
B.
The Director may allow parking at a rate in excess of 125% of the required, on a case-by-case basis, based upon the scale and impacts of the request, for good cause shown. The applicant shall make said request in writing. The request shall include documentation from one or more acceptable industry publications justifying the request, such as:
(1)
ITE – Institute of Traffic Engineers.
(2)
ULI – Urban Land Institute.
(3)
ICSC – International Conference of Shopping Centers.
(4)
APA – American Planning Association.
(5)
Or similar as accepted by the Director.
C.
Approval of parking quantity increases as noted above may require a significant increase (above the minimum required level) in either or both landscape area and planting density.
3.
Parking Space Calculation. In calculating the required number of parking spaces, any fraction of a space shall require one parking space.
4.
Accessible Parking. Accessible parking shall be provided at the rate specified in the Building Code, as amended and adopted by Douglas County.
5.
Floor Area Calculation. Required off-street parking for nonresidential land use shall be based on the total gross floor area of all floors in the principal structure.
6.
Compact Car Parking. In parking areas with 20 spaces or more, a maximum of 40% of the required parking spaces may be designated for small or compact cars. Compact parking areas shall be fully segregated from full-sized areas by landscape islands or other hardscape improvements approved by the staff planner.
§ 1-2807 Minimum Requirements for Off-Street Parking - Specific Use.
[8/11/2004; 3/26/2024]
In places of public assembly in which patrons or spectators occupy benches, pews, or other seating facilities, each 20 inches of seating facilities shall be counted as one seat for the purpose of determining requirements for off-street parking facilities under this chapter. The minimum number of off-street parking spaces per specific use are required as listed below:
1.
Auditorium or Similar Place of Public Assembly – the greater of:
A.
One space per three fixed seats; or
B.
One space per 150 square feet of floor area.
2.
Bank/Credit Union/Savings and Loan.
A.
One space per 300 square feet of floor area; plus
B.
Six stacking spaces per drive up window.
3.
Bar/Lounge/Night Club, or Similar Place of Assembly.
A.
One space per three seats; plus
B.
One space per employee on maximum shift.
4.
Beauty Parlor/Barbershop.
A.
Two spaces per operator station; plus
B.
One space per employee on maximum shift.
5.
Boarding house.
A.
One space per bedroom; plus
B.
One space per employee on maximum shift.
6.
Bowling Alley.
A.
Three spaces per lane; plus
B.
One space per employee; plus
C.
Additional spaces per each extra non-bowling use, as specified herein.
7.
Car Dealership/Recreational Vehicles or Boats.
A.
One space per 1,000 square feet of auto display area; plus
B.
One space per employee on maximum shift.
8.
Car Wash/Detail Shop.
A.
One space per employee on maximum shift; plus
B.
Two spaces per bay or stall.
9.
Church – the greater of:
A.
One space per three fixed seats; or
B.
One space per 150 square feet of gross floor area.
10.
Day Care/Nursery.
A.
One space per each employee on maximum shift (include overlap as applicable); plus
B.
One space per facility owned vehicle; plus
C.
One space per eight children; plus
D.
For centers with student capacity equal to or greater than 25, sufficient area shall be set aside for dropping off and picking up children in a safe manner that will not cause the children to cross the parking area or traffic drive lanes.
11.
Firing Range (Archery/Skeet/Rifle or Gun).
A.
One space per platform; plus
B.
One space per employee on maximum shift.
12.
Fraternity/Sorority House.
A.
Three spaces per bedroom; plus
B.
One space per employee on maximum shift.
13.
Funeral Home/Mortuary: One space per 100 sq. feet of floor area open for public use.
14.
Gas Station/Repair Garage.
A.
One space per employee on maximum shift; plus
B.
Two spaces per bay or stall; plus
C.
Two spaces per pump island.
15.
Gas Station Self Serve/Convenience Store.
A.
One space per employee on maximum shift; plus
B.
One space per 250 square feet of convenience store area; plus
C.
Two spaces per pump island.
16.
Golf Course/Miniature Golf/Driving Range.
A.
Golf Course.
(1)
Five spaces per hole; plus
(2)
One space per employee on maximum shift.
B.
Miniature Golf/Driving Range.
(1)
One space per hole or platform; plus
(2)
One space per employee on maximum shift.
17.
Group Home.
A.
Youth (18 years and younger).
(1)
Two spaces per home; plus
(2)
One space per eight beds.
B.
Adult (for persons under 60 years).
(1)
One space per bedroom; plus
(2)
One space per caregiver/employee.
C.
Elderly (exclusive for persons 60 years or older).
(1)
One-half space per bedroom; plus
(2)
One space per caregiver/employee.
18.
Hospital or Similar Health Facility.
A.
One space per two employees; plus
B.
Four spaces for each 25 beds.
19.
Hotel/Motel.
A.
One space per guest room; plus
B.
One space per employee on maximum shift; plus
C.
Parking spaces as required for associated uses such as restaurant, lounge, or conference rooms.
20.
Industrial Use.
A.
Industrial Use – manufacturing/processing/assembly.
(1)
One space per 500 square feet of floor area; plus
(2)
One space per company vehicle; plus
(3)
One space per piece of construction equipment.
B.
Industrial Use – laboratory – the greater of:
(1)
One space per 300 square feet of floor area; or
(2)
One space per employee on maximum shift; plus
(3)
If larger than 100,000 square feet, also include six spaces per employee over 300 employees.
21.
Library/Museum/Gallery: One space per 300 square feet of floor area.
22.
Lumber Yard: One space per 200 square feet of floor area in main sales building.
23.
Mobile Home Park.
A.
Two spaces per mobile home; plus
B.
One guest parking space per four mobile home spaces.
24.
Mobile Home Sales.
A.
One space per 1,000 square feet of display area; plus
B.
One space per employee on maximum shift.
25.
Motor Vehicle Repair/Tire Store.
A.
One space per employee on maximum shift; plus
B.
Two spaces per bay or stall.
26.
Nursing Home or Similar Extended-Care Facility.
A.
One space per two employees; plus
B.
One space per five beds; plus
C.
One space per visiting doctor/nurse.
27.
Office Uses.
A.
One space per 300 square feet of floor area; plus
B.
One space for each company-related vehicle in addition to employee and customer parking.
28.
Post Office or Similar Public Buildings.
A.
One space per 300 square feet of floor area; plus
B.
One space for each agency-owned vehicle.
29.
Recreational Uses.
A.
Recreational Uses (e.g., swimming pools, skating rinks, health clubs, spas).
(1)
One-half space per person based on occupancy; plus
(2)
One space per spectator seat.
B.
Tennis/Racquetball or other court games.
(1)
Two spaces per court; plus
(2)
One space per employee on maximum shift.
30.
Recreational Vehicle/Boat Storage Yards (only with on-site caretaker/lease office).
A.
One space per 100 RV/Boats; plus
B.
One space per employee.
31.
Residence.
A.
Single-family detached: Two spaces per dwelling.
B.
Single-family attached:
(1)
Two spaces per dwelling.
(2)
Three-quarters guest space per unit.
C.
Large-lot (A-1, LRR, RR, ER): Eight spaces per lot.
D.
Multifamily dwelling:
(1)
One and one-half spaces per one bedroom unit;
(2)
Two spaces for two- and three-bedroom units;
(3)
Two and one-half spaces for four bedroom units; plus
(4)
One-quarter guest space per unit.
32.
Restaurant/Drive-in Restaurant.
A.
Restaurant.
(1)
One space per three seats; plus
(2)
One space per employee on maximum shift.
B.
Drive-in Restaurant.
(1)
One space per 100 square feet of floor area; plus
(2)
Six stacking spaces per drive-up window.
33.
Retail or wholesale (large items e.g., furniture, appliances, floor covering, etc.): One space per 300 square feet of floor area.
34.
Retail/Service Establishment.
A.
One space per 200 square feet of floor area.
B.
Six stacking spaces per drive-up window.
35.
Schools – Private.
A.
Preschool:
(1)
One space per each employee; plus
(2)
One space per five children.
B.
Elementary School:
(1)
One space per employee; plus
(2)
One additional space per 10 employees.
C.
Middle School: The greater of:
(1)
One space per 10 students; or
(2)
One space per five seats in auditorium or main assembly area.
D.
High School:
(1)
One space per employee, plus the greater of:
(2)
One space per 10 students; or
(3)
One space per five seats in auditorium/main assembly area.
E.
College/University, or Vocational School.
(1)
One per employee; plus
(2)
One per 100 square feet of classroom area.
36.
Shopping Center – 100,000+ Square Feet (see § 1-2802, Subsection 4, for centers less than 100,000 square feet): 4.5 spaces per 1,000 square feet of floor area.
37.
Theater.
A.
One space per three seats; plus
B.
One space per employee on maximum shift.
38.
Utility Facility – Major. To be determined through the approval process.
39.
Warehousing/Mini-Storage Units.
A.
Warehousing.
(1)
One space per 1,000 square feet of floor area; plus
(2)
One space per 400 square feet of retail/wholesale/office area; plus
(3)
One space per company vehicle.
B.
Mini-Storage Units.
(1)
One space per 100 units; plus
(2)
One space per employee.
