The requirements in this chapter are intended to provide reasonable standards for the provision of off-street parking of motor vehicles, not including bicycles, trucks with three axles or more, semi-trailer trucks and cabs, and the storage of vehicles for sale. These standards are designed to provide compliance with the El Paso comprehensive plan and to achieve the following objectives:

A.

Regulate off-street parking requirements according to the use of the facility;

B.

Expand tabular display of uses and parking needs;

C.

Clarify and simplify required parking calculations;

D.

Provide for shared parking (non-simultaneous) arrangements.

(Ord. 16653 § 2 (part), 2007)

A.

Applicability. The off-street parking requirements of this chapter shall be applicable to all uses, except as modified herein, including:

1.

New development, including new buildings or facilities;

2.

Addition to or enlargement of an existing building or facility which exceeds fifty percent of the original square footage;

3.

Change of use of an existing facility;

4.

Change of use and hours of operation of the property generating the parking need or the shared parking property of a shared parking arrangement.

B.

Location of Spaces. The location, design and number of required off-street parking spaces shall conform to the provisions of this chapter. Except as authorized by administrative review in certain districts or as permitted under the shared parking provisions of this chapter, off-street parking required by this chapter shall be located on the same lot as the use generating the parking need. Parking spaces provided in excess of the required parking spaces shall also comply with the requirements of this chapter.

C.

Responsibility for and Use of Spaces. The provision and maintenance of off-street parking shall be the responsibility of the owner of the use, building, structure and/or property on which the use generating the parking need is located. Required parking spaces shall be utilized only for the parking of motor vehicles, and shall not be utilized for another use or purpose for the duration of the use requiring such off-street parking. Required parking spaces shall not be utilized for repair, storage, dismantling or servicing of vehicles, equipment, materials or supplies. Required parking spaces shall not be rented or leased to persons other than those for whom the parking is intended. The number, design or function of required off-street parking spaces shall not be altered or reduced in a manner that violates the requirements of this chapter.

D.

Use of excess spaces. Where the number of off-street parking spaces provided at a site exceeds the maximum number of off-street parking spaces allowed under the Table of Parking Requirements and Standards, the excess parking spaces may be utilized for another permitted use or purpose in accordance with this chapter, including shared parking arrangements, or agreed to off-street parking for another use. Excess parking spaces for new development shall be constructed and landscaped in accordance with the standards of this chapter.

E.

Failure to maintain required number of spaces. Failure to maintain the minimum required number of off-street parking spaces may, after written notice to the owner or operator, result in the revocation of the certificate of occupancy for the building or facility in addition to other penalties as described in Chapter 20.04.

F.

Storage of Other Types of Vehicles. The parking requirements in this chapter are in addition to required space for storage of trucks, campers, recreation vehicles, or other similar vehicles used in connection with any use.

(Ord. 16653 § 2 (part), 2007)

(Ord. No. 17560, § 1, 5-17-2011; Ord. No. 17869, § 1, 9-18-2012)

The following definitions are specific to this chapter and control if in conflict with other provisions of this Code:

A.

Base Course/Sub-Grade. A minimum four-inch thick layer of chosen and compacted soil below the wearing surface layer of the parking area whether asphalt, concrete, screenings, gravel, or other approved material. The base course layer should be a course mixture with aggregate no larger than three inches in diameter unless otherwise designed by a professional engineer. A gravel/screening-leveling course may be used atop a rocky compacted and/or semi-cemented conglomerate base course/sub-grade;

B.

Desilting Area. Where on-site ponding is not provided, for the purposes of gravel/screening surfaces desilting areas are defined as depressions incorporated into the parking or landscaping upstream of any discharge onto public streets for the purpose of desilting and stilling runoff. Desilting basins shall have a minimum capacity of 0.05 cubic feet per square foot of gravel parking surface (five CF of desilting per one hundred SF parking) unless otherwise designed by a professional engineer and approved by the city engineer.

Example: 1 parking space 9′ x 20′ = 180 SF x 0.05 = 9 CF desilting basin
Use: 2 FT x 3 FT x 1.5 FT deep or triangular swale
(Entire site may have other requirements)

C.

Gravel/Screenings. A coarse aggregate mixture of pebbles and/or rock fragments coarser than sand with fifty percent volume greater than or equal to one-half inch;

D.

Hard Surface. For the purposes of gravel/screenings surfaces, hard surfaced areas are defined as any rigid durable surface such as concrete, asphalt, pavers, or composite surface which may include the incorporating of strip drains, drain fields, spacers between pavers, etc., for permeable qualities (porous, allowing in this case for water to pass through) and stormwater harvesting;

E.

Motor Vehicle. For the purposes of this chapter, a motor vehicle is defined as a passenger vehicle or light truck with a carrying capacity rated at one ton or less intended for highway use;

F.

On-Site Ponding. On-site ponding is defined as privately maintained ponding areas or as storm drainage retained on-site as inherent in low lying areas such as but not limited to valley areas of the city. For the purposes of gravel/screening surfaces, for nonresidential sites, the defined pond shall be designed for a fifty-year storm, however the rest of the unoccupied area (excluding enclosed buildings) shall be designed to contain a one hundred year storm, with no additional capacity for emergency, silt, or freeboard storage required, and fencing requirements if any are to be determined by a professional engineer based on the conditions and design of the ponding area;

G.

Utility Facility. Equipment, mains, lines, and required infrastructure and appurtenances for the transmission of power, fuel, water, sanitary sewer, or communication not including office and administrative building uses.

(Ord. 16653 § 2 (part), 2007)

Required parking spaces shall conform to the following:

A.

Minimum Dimensions and Arrangement. Except for compact vehicle spaces, all spaces shall have minimum dimensions of nine feet in width, eighteen feet in length, and six feet and eight inches of unobstructed height, exclusive of access or maneuvering area, ramps, and other appurtenances, except parking spaces reserved for the use of persons with disabilities shall comply with the building code, Chapter 18.08. Parking spaces arranged in tandem and including not more than two spaces in a row shall be permitted for single or two-family detached or single or two-family attached dwelling units. No portion of an off-street parking space shall encroach onto a public right-of-way.

B.

Compact Vehicle Spaces Permitted. Where the number of required off-street parking spaces for permitted uses and accessory uses, if any, exceeds thirty spaces, no more than twenty percent of the required spaces may be reserved for compact vehicle parking. Compact vehicle parking spaces shall be a minimum of eight feet in width, sixteen feet in length and six feet and eight inches of unobstructed height for each space and shall be designated for the exclusive use by compact cars only. Spaces reserved for compact vehicles shall be so indicated by appropriate signage with a minimum of six-inch high letters provided by the owner or operator. The owner and operator shall be responsible for preventing the unauthorized use of compact vehicle parking spaces by vehicles other than compact vehicles that extend beyond the dimension of the space thereby creating a safety hazard.

C.

Angle Parking Dimensions. Minimum aisle widths and space depths shall be per table, Section 20.14.040(F) and shall be based upon the degree of the angle of the parking. (Space length is the length of the parking space measured parallel with the parking space. Space depth is the projected depth of the parking space measured perpendicular to the aisle providing access to that space.)

D.

Access to lots. Access to off-street parking spaces shall be provided by aisles or driveways complying with Title 19 (Subdivisions), Title 13 (Streets, Sidewalks and Public Places), and this chapter. An aisle is the traveled path providing vehicular access to two or more parking spaces. Access shall be subject to approval by the traffic engineer and shall be arranged to minimize turning movements onto and from the public right-of-way. Aisles and driveways providing access to off-street parking spaces shall connect to a dedicated public or private street or easement. Property zoned R, A, or RMU may not be used for access to a parking area on a separate site for a use that is not permitted in the R, A or RMU zone.

E.

Acceptable surfaces. Surfacing of required off-street parking spaces shall be with asphalt paving, brick, brick pavers, concrete, concrete pavers or other comparable dust-free surfacing subject to the approval of the director of the city development department or other designee of the city manager. Gravel screening may be an acceptable surface for required parking spaces provided that it complies with provisions of Section 20.14.080 and Appendix C. Surfaces shall be maintained in good condition, free of weeds, dust, trash and debris.

F.

Table.

Parking Space Dimensions
[Regular Size Autos and Light Trucks]

Parking Space Dimensions
[Compact Size Vehicles]

G.

Stormwater drainage. Drainage of stormwater from required off-street parking spaces and parking lots shall conform to good engineering practices and shall be subject to the approval of the city engineer or other designee of the city manager.

H.

Lighting. Required off-street parking spaces or parking lots used during hours of darkness shall be provided with adequate lighting. Lighting shall comply with Title 18.

I.

Signage. Signs complying with the requirements of Chapter 20.18 (Sign Regulations) may be provided at a parking lot describing the ownership of the lot, its permitted use(s) and the charges or rates for the use of the parking lot, ingress and egress drives, etc.

J.

Barriers to Encroachment. Barriers shall be provided to prevent a motor vehicle using a parking space or parking lot from encroaching upon the public right-of-way, including sidewalks. Barriers shall be a minimum of six inches in height, of sufficient length, and located to prevent any portion of the motor vehicle from encroaching. Barriers shall be of an approved design, anchored properly, and fabricated of concrete, asphalt or other approved material.

K.

Landscaping and Screening. Parking areas shall be screened in accordance with the requirements of Chapter 20.16 (Screening and Fencing Regulations). Parking areas shall be landscaped in accordance with the requirements of this Code.

(Ord. 16653 § 2 (part), 2007)

(Ord. No. 17442, § 32, 10-26-2010; Ord. No. 17801, § 7, 6-5-2012, eff. 6-11-2012)

A.

Parking. Table of Parking Requirements and Standards, subsection C. of this title establishes the minimum and maximum number of motor vehicle parking spaces unless otherwise stated, and minimum bicycle parking spaces required for the uses indicated. The city manager or designee shall be authorized to interpret and establish the minimum and maximum parking regulations for uses not shown in the Table of Parking Requirements and Standards, subsection C.

B.

Method of computation. Calculations to compute the maximum number of required parking spaces shall be based upon the following formulae:

1.

Where the calculation of the required parking results in fractions of spaces, the number of spaces shall be rounded to the next highest whole number for fractions of 0.5 or greater.

2.

For new building(s) or development with more than one use, the parking maximum shall be determined by the sum of the number of parking spaces allowed for each individual use computed separately. A shared parking arrangement may be approved for a mixed use building, shopping center, or facility where the uses have different hours of operation or parking usage, in which case the parking requirement shall be based upon the calculation for the individual use or group of simultaneous uses that result in the largest number of off-street parking spaces required.

3.

For new building(s) or development with both permitted uses and accessory uses, the parking maximum shall be determined by the sum of the maximum number of parking spaces allowed for each individual use, permitted or accessory, computed separately. A shared parking arrangement may be approved for a site where the permitted uses have different hours of operation or parking usage from those of the accessory uses, in which case the parking requirement shall be based upon the calculation for the individual permitted use or group of simultaneous permitted uses that results in the largest number of off-street parking spaces required.

4.

Parking maximums for an addition to or enlargement of an existing building or facility shall be calculated on the basis of the addition or enlargement and shall be added to the parking maximum for the existing building or facility prior to the expansion. In the event the existing parking provided for the existing building or facility is nonconforming with the requirements of this chapter, refer to Chapter 20.22 (Nonconforming Situations).

5.

For a change of use(s) of an existing building or facility, or a portion thereof, the parking requirements shall be calculated on the basis of the sum of the current code required parking as applied to the changed use(s), plus the prior code requirements applied to the unchanged portion(s) of the existing building or facility; or on the basis of the current code for the entire building or facility, whichever is less.

6.

Where the parking calculation is determined by the gross floor area (GFA) of the building or facility, the GFA shall be measured to the exterior of the walls for every occupied floor. GFA of a building or facility shall not include areas used solely for off-street parking of motor vehicles or bicycles and associated driveways, and shall not include areas reserved for off-street loading berths.

7.

Where the parking calculation is determined by the number of seats or the number of occupants of a building or facility, the occupant load shall be per Title 18, Building and Construction, Chapter 18.08.

8.

The GFA of a restaurant, nightclub, bar or cocktail lounge with an outdoor seating area shall also include the gross floor area of such outdoor seating area.

9.

The GFA of a shopping center or other similar uses shall be based upon the entire shopping center, including the gross floor area of covered atrium and mall areas. The GFA of a shopping center shall not include the open well areas of the upper levels of a multi-story atrium or mall.

10.

Up to five percent of the minimum required vehicular parking spaces may be substituted with motorcycle parking spaces at the rate of one vehicular parking space for each three-motorcycle parking spaces provided. Motorcycle parking spaces shall be a minimum of seventy-five inches by thirty inches each exclusive of access aisles.

C.

Table of Parking Requirements and Standards. The parking standards and requirements are established in the Parking Requirements and Standards Table, located in Appendix C, adopted in its entirety and incorporated herein by reference, and unless otherwise provided for herein, all parking shall comply with the parking table.

D.

Off-street parking. Off-street parking regulations shall not apply to properties in the Improvement District No. 3, established by Ordinance 736 and dated April 3, 1952. The boundaries of Improvement District No. 3 shall also include all property designated under the Downtown 2015 Plan.

E.

Excess parking. Excess parking shall be subject to the following requirement:

1.

In addition to the landscape requirements of Title 18.46 (Landscape), one tree for every five spaces in excess of the maximum parking requirement shall be required and shall be placed within the entire parking area to provide for even canopy coverage or along the parkway to create a visual buffer between the parking area and the street.

(Ord. 16761 § 1 (part) Exh. B, 2007; Ord. 16653 § 2 (part), 2007)

(Ord. No. 17262, § 1, 1-5-2010; Ord. No. 17442, § 33, 10-26-2010; Ord. No. 17560, § 2, 5-17-2011)

A.

Submission of request. Whenever a shared parking arrangement is proposed to comply with the requirements of this chapter, the shared parking arrangement shall be subject to the prior approval of the city manager or designee and shall not require a special permit for off-site, off-street parking. To obtain approval of a shared parking arrangement, the owner or operator of the property on which the parking need is generated shall submit an application containing the following information to the city manager or designee. The fee for processing the application shall be as set by city council resolution.

1.

The maximum number of parking spaces, in accordance with this chapter, for the use(s) at the property generating the parking need, the number of parking spaces provided, and the hours of operation of the use(s).

2.

The maximum number of parking spaces, in accordance with this chapter, for the use(s) at the shared parking property, the number of parking spaces provided, and the hours of operation of the use(s).

B.

Conditions for approval. A shared parking arrangement shall be approved only when the arrangement meets all of the following conditions:

1.

The parking arrangement complies with this chapter;

2.

The owner or operator demonstrates that the use(s) of the property generating the parking need and the use(s) of the shared parking property are non-simultaneous or that the proposed shared parking spaces are in excess of the parking required for the use(s) of the shared parking property, or a combination of each option;

3.

The shared parking property is within three hundred feet of the property generating the parking need and the access is provided between the two properties;

4.

The parking area is compatible with the general development of the neighborhood and does not adversely affect the use of adjacent properties; and

5.

The required information has been satisfactorily submitted.

C.

Modification of arrangement. A modification of a shared parking arrangement shall be subject to the same standards for review and approval by the city manager or designee as the original arrangement.

D.

Termination of arrangement. The termination of a shared parking arrangement agreement may, after written notice to the owner or operator, result in the revocation of the certificate of occupancy for the building or facility of the property generating the parking need and which does not meet the minimum parking regulations, in addition to other penalties as described in this title.

E.

Sharing with city owned property. A shared parking arrangement in which the city is the owner of the shared parking property shall be permitted provided the owner complies with all of the requirements of this section, and additionally obtains a lease from the city for such use of city property.

(Ord. 16653 § 2 (part), 2007)

(Ord. No. 17442, § 34, 10-26-2010; Ord. No. 17560, § 3, 5-17-2011)

The amount of off-street parking required for a specific use may be reduced below the minimum required in Section 20.14.050 C., if a special permit is approved by city council, as provided in this section:

A.

Existing development. Up to a one hundred percent reduction for a use involving an existing structure(s) located within an older neighborhood of the city that is proposed through the rehabilitation, alteration or expansion of the existing structure(s). The applicant shall satisfactorily demonstrate compliance with all of the following conditions:

1.

That the structure(s) is located in an older neighborhood of the city that has been legally subdivided and developed for at least thirty years;

2.

That the structure(s) does not extend into an area within the property which was previously used to accommodate off-street parking;

3.

That the off-street parking required for the proposed use of the structure(s) cannot be reasonably accommodated on the property due to the building coverage, whether due to the existing structure or due to a proposed expansion of the existing structure; and

4.

That no vacant areas exist within three hundred feet of the property where the proposed use is to be located that can be reasonably developed to accommodate the off-street parking requirements.

B.

New Development in Redevelopment Areas. Up to a one hundred percent reduction for a use involving the new construction of a structure(s) that is proposed as a redevelopment project located within a redevelopment area or transit oriented development corridor of the city. The applicant shall satisfactorily demonstrate compliance with all of the following conditions:

1.

That the structure(s) is located within one of the following redevelopment areas: the downtown area (defined as the area between the Union Depot, Paisano Drive, St. Vrain Street, Olive Street, St. Vrain Street, the southern boundary of the Southern Pacific RR Reservation, Campbell Street and Interstate 10), the South El Paso area (defined as the area south of Paisano Drive, and lying between Santa Fe Street and Cotton Street), and any other redevelopment area or transit oriented development corridor as may be recommended by the city plan commission and approved by the city council;

2.

That the proposed building coverage on the lot is necessary for the proposed use, both in design and function necessitating the reduction; and

3.

That no vacant areas exist within three hundred feet of the property where the proposed use is to be located that can be reasonably developed to accommodate the off-street parking requirements.

C.

Parking Reduction Application Procedures. An applicant requesting consideration of a parking reduction shall comply with all of the following:

1.

A special permit application for an off-street parking reduction shall not be construed as an automatic approval by the city and shall require the review and approval of the city council as set forth herein;

2.

The applicant shall submit adequate documentation to ensure compliance with the provisions of this section. City council shall make the final determination following a recommendation of the city plan commission and may impose conditions and safeguards necessary to protect the public welfare and to conserve and protect property;

3.

A completed special permit application for an off-street parking reduction shall be submitted to the planning official, and shall be accompanied with all of the following:

a.

One copy of a completed application signed by the property owner(s), and

b.

Eight copies of a detailed site plan of the subject property and all properties within three hundred feet adjoining the subject property, drawn to scale and showing the following:

i.

Legal description,

ii.

Property lines with dimensions,

iii.

Location and arrangement of existing and proposed structures,

iv.

Location and arrangement of existing and proposed off-street parking areas,

v.

Location and arrangement of existing and proposed on-street parking areas within a three hundred radius from the perimeter of the lot of the facility requesting the reduction,

vi.

Calculation of the number of minimum off-street parking spaces for the existing and proposed use(s) of the property.

vii.

Off-street loading and unloading berths, where applicable,

viii.

Off-street parking spaces and driveways not subject to reduction, if applicable,

ix.

Streets abutting the property, including the location and dimensions of sidewalks, and

x.

Areas within the property where landscaping is provided, if any,

c.

One copy of a parking reduction impact study or of the letter from the city engineer waiving the parking reduction impact study, and

d.

One copy of a letter from the Director of Sun Metro indicating that the main entrance to the property is within one thousand feet of a mass transit system route,

e.

One copy of a proof of ownership document, and

f.

One copy of a current tax certificate sealed and having the signature of the city tax assessor/collector, for each parcel of property described in the application for an off-street parking reduction;

4.

An off-street parking reduction granted pursuant to this section shall be particular to the use for which it was granted. A change in use that results in a change of parking requirements or hours of operation shall automatically terminate the off-street parking reduction;

5.

Structure(s) for which an off-street parking reduction has been granted shall be in accordance with all other applicable codes;

6.

An application for an off-street parking reduction shall demonstrate that all of the following circumstances apply:

a.

That a reduction in the off-street parking requirement will not result in the unreasonable parking or loading of vehicles on public streets in such a manner as to interfere with the free flow of traffic on the streets, as demonstrated by findings of a parking reduction impact study where required by the city engineer. A parking reduction impact study, where required, shall be prepared in accordance with the standards required by the city engineer,

b.

That a reduction in the off-street parking requirement will not create a safety hazard or other condition inconsistent with the objectives of this title,

c.

That the property where the proposed use is to be located has sidewalks and the main entrance is within one thousand feet of a mass transit system route, as determined by the director of Sun Metro, and

d.

That off-street parking not subject to a reduction shall comply with all other city ordinances governing off-street parking, including accessibility for the disabled.

D.

Administrative parking reductions.

1.

The zoning administrator may approve up to a ten percent parking reduction below the minimum required for a use involving an existing building(s) or structure(s) for applicants meeting the requirements specified in this section. The zoning administrator must be satisfied that the approval of a reduction will substantially serve the public convenience and welfare and will not substantially injure the neighboring property.

2.

An applicant requesting a reduction under this section must submit a written application and shall satisfactorily demonstrate compliance with all of the following conditions:

a.

That the required minimum number of off-street parking spaces cannot be reasonably accommodated on the property involved; and

b.

That the request for the reduction is due to a change in use; and,

c.

That the reduction of the required minimum parking spaces is for an existing building(s) or structure(s); and

d.

That the reduction of the required minimum parking spaces is not for a new structure(s) or building(s) or due to the expansion of an existing structure(s) or building(s); and

e.

That the applicant provides letters from the abutting property owners stating that the abutting property owners do not object to the parking reduction;

3.

As part of the review process, the traffic engineer shall review the request to determine the impact on the surrounding properties and shall recommend approval or denial of the request. If the city traffic engineer recommends denial, the applicant shall be provided with the reasons for denial.

4.

Upon a recommendation for approval from the city traffic engineer, the zoning administrator shall determine if all other provisions of this section have been satisfied and approve or deny the request for a parking reduction. If necessary to reduce the impact to neighboring property, the zoning administrator may impose additional requirements, such as landscaping or screening, as a condition of approval.

5.

If the zoning administrator denies the request, the property owner may appeal the decision to the zoning board of adjustment.

(Ord. 16653 § 2 (part), 2007)

(Ord. No. 17261, § 1, 1-5-2010; Ord. No. 17442, § 35, 10-26-2010; Ord. No. 17560, §§ 4—9, 5-17-2011)

A.

Allowed uses.

1.

Office, educational or institutional (less than or equal to five thousand sf building).

a.

Gravel/screenings surfaced parking areas may be incorporated for the required parking reserved for use by employees and staff of in-store retail or professional offices, and for required parking where on-site ponding (see Section 20.14.080 C.4.) or permanent desilting basins are provided. In no case shall gravel/screening parking exceed fifty percent of the total required parking.

b.

The perimeter of any gravel or screenings parking and drives areas shall be delineated by edging, curbing, abutting hard surfaces or other method as approved by the director of the city development department or other designee of the city manager; and signage shall be installed indicating "Parking For Employees, Staff, and/or Overflow Parking Only."

2.

Office, educational or institutional (greater than five thousand sf building).

a.

Gravel or screenings surfaced parking may be incorporated for parking in excess of the required parking only.

b.

The perimeter of any gravel or screenings parking and drives areas shall be delineated by edging, curbing, abutting hard surfaces or other method as approved by the director of the city development department or other designee of the city manager; and signage shall be installed indicating "Overflow Parking Only."

c.

All access drives to required parking shall be hard surfaced.

3.

Commercial/manufacturing/warehousing/ storage/construction yards/ high traffic uses.

a.

Gravel/screenings surfaces may be incorporated for parking in excess of the required parking, for employee parking, for the storage users of truck trailers, storage containers, equipment, supplies, materials, motor vehicles or recreational vehicles which are part of the business function of the facility or site; including transport drop-offs and stock-in-trade.

b.

All required parking for visitors, customers, employees, or patrons shall be hard surfaced.

c.

The perimeter of any gravel or screenings parking and drives areas shall be delineated by edging, curbing, abutting hard surfaces or other method as approved by the director of the city development department or other designee of the city manager; and signage shall be installed indicating "Overflow Parking Only" or as appropriate.

d.

All access drives to required parking shall be hard surfaced.

e.

All loading docks and all other loading areas shall be hard surfaced.

4.

Recreation, amusement and entertainment.

a.

For outdoor facilities, gravel/screenings surfaces may be incorporated for required parking in accordance with the attached table (Parking Table, Appendix C). For indoor facilities, gravel surface parking areas may be incorporated for parking in excess of the required parking, and for required parking where on-site ponding or permanent desilting basins are provided.

b.

Gravel/screenings surfaces may be incorporated for parking in excess of the required parking and for the storage of truck trailers, storage containers, equipment, supplies, materials, recreational vehicles that are part of the function of the facility.

c.

The perimeter of any gravel or screenings parking and drives areas shall be delineated by edging, curbing, abutting hard surface or other method as approved by the director of the city development department or other designee of the city manager.

d.

All access drives to required hard surfaced parking shall be hard surfaced.

5.

Temporary Uses.

a.

Gravel/screenings surfaces may be incorporated for all required parking subject to review, approval, and conditions by the director of the city development department or other designee of the city manager.

b.

Temporary uses with no parking requirements (i.e., construction areas, etc.) are exempt from parking surface requirements.

c.

The perimeter of any gravel or screenings parking and drive areas shall be delineated by edging, curbing, or abutting hard surface or other method as approved by the director of the city development department or other designee of the city manager.

6.

Utility, miscellaneous and governmental facilities.

a.

Gravel/screenings surfaces may be incorporated for required and/or excess parking subject to review, approval, and conditions by the director of the city development department or other designee of the city manager.

b.

Temporary uses with no parking requirements (construction areas, etc.) are exempt from parking surface requirements.

c.

Any gravel or screenings parking areas shall be delineated by edging, curbing, or abutting hard surface or other method as approved by the director of the city development department or other designee of the city manager.

7.

Agricultural and related uses. Gravel/screenings surfaces may be incorporated for all required parking including truck trailers, storage containers, equipment, supplies, materials, recreational vehicles which is part of the business function of the facility as well as personal vehicles of the living quarters on the premises, and for parking in excess of the required parking.

8.

Residential.

a.

Gravel/screenings surfaces may be incorporated for:

i.

Required parking located at a distance no less than twenty feet from the front property line;

ii.

For required parking where on-site ponding (see Section 20.14.080(C)(4)) or permanent desilting basins are provided for the surface area of the gravel/screening parking area; and

iii.

For all parking in excess of the required parking within side and rear yards.

b.

The perimeter of any gravel or screenings parking areas shall be delineated by edging, curbing, abutting hard surfaces or other method as approved by the director of the city development department or other designee of the city manager.

B.

Non-allowed uses and restrictions.

1.

Gravel/screenings surfaces shall not be incorporated for either required or excess parking for motor vehicle sales except as allowed in other sections of this chapter, for repair or dismantling uses, for storage of used drive train components other than tires, wheels or drive shafts, or for fueling or lubricating bays.

2.

Gravel/screenings surfaces shall not be incorporated for either required or excess parking for hospital or medical treatment uses with buildings greater than or equal to five thousand square feet.

3.

Gravel/screenings surfaces may be not be incorporated for either required or excess parking in excess of ninety-nine spaces.

4.

No authorizations herein shall supersede state or federal requirements, restrictions, rules, or regulations.

5.

No parking is allowed on top of landscaping or areas not specifically designated for parking.

6.

Parking surfaces with more than five parking spaces shall be paved or uniformly covered with gravel. This provision shall not apply to temporary parking lots defined as lots used for less than one month, after which access is prohibited. Such temporary lots shall be required to apply water or suitable oil or chemical.

C.

General requirements for all allowed uses.

1.

All driveway aprons from public streets to any gravel/screenings surfaced areas shall be concrete, asphalt (where applicable), or composite thereof. Driveway apron shall extend a minimum of twenty feet from the property line.

2.

Where possible, gravel/screenings surfaced parking areas shall be graded at slopes from zero percent to two percent. Gravel surfaced parking areas exceeding two percent slope shall provide for appropriate gradation to be designed by a professional engineer. All gravel/screening shall be a minimum thickness on top of the base course/sub-grade as defined in subsection (D)(2). Alternatively, as otherwise allowed or required by base course/sub-grade conditions and as evaluated by a professional engineer and geotechnical engineering evaluation. In all cases, unless otherwise approved by the director of the city development department or other designee of the city manager, surface drainage of that parking should be directed either to an on-site ponding area or to a permanent desilting/stilling area (planter, landscaping etc.) prior to any discharge to a public street.

3.

Site drainage should be directed away from gravel/screenings surfaced parking areas.

4.

On-site ponding shall be provided for the surface area of any gravel/screening parking area if ponding for both the pre-existing undeveloped and the difference (if any) to the developed stormwater runoff from that site has not been previously provided for that site whether on-site or off-site.

5.

All TAS parking shall be hard surfaced and comply with TAS requirements; gravel/screenings surfaces may be incorporated for driveways and areas not utilized for accessible routes.

6.

The perimeter of all gravel/screening parking and drives shall be delineated by edging, curbing, abutting hard surface or other method as approved by the director of the city development department or other designee of the city manager.

7.

The property owner shall maintain all gravel/screening surfaced parking and drive areas, on-site ponding, and/or desilting basins in clean and good condition.

(Ord. 16653 § 2 (part), 2007)

(Ord. No. 17442, § 36, 10-26-2010; Ord. No. 17560, § 10, 5-17-2011; Ord. No. 17801, § 8, 6-5-2012, eff. 6-11-2012)

Bicycle parking facilities shall be provided for new buildings or facilities, additions to or enlargements of existing buildings, or for changes in the use of buildings or facilities that result in the need for additional auto parking facilities in accordance with the parking requirements in Article I of this chapter and where required in table, Section 20.14.050(C). The planning official is authorized to approve modifications to these standards when the applicant successfully demonstrates that the proposed alternative layout, location, design or type of racking meets the intent of these standards.

(Ord. 16653 § 2 (part), 2007)

(Ord. No. 17442, § 37, 10-26-2010)

The number of required bicycle parking spaces shall be calculated as shown in table, Section 20.14.050(C) of this chapter. Where the calculation of the required bicycle parking results in fractions of spaces, the number of spaces shall be rounded to the next highest whole number for fractions of 0.5 or greater.

(Ord. 16653 § 2 (part), 2007)

A.

Individual bicycle parking spaces shall be a minimum of seventy-five inches long by twenty-four inches wide for each space. Where double-sided multi-racks are utilized resulting in overlapping of bicycle parking spaces, the minimum bicycle parking space for two bicycles shall be one hundred inches long by thirty-six inches wide.

B.

Bicycle parking racks shall be located in areas visible from public ROW and, shall be provided with adequate lighting if intended for use after dark. Lighting shall comply with Title 18. A minimum of fifty percent of the required number of bicycle parking spaces shall be located within fifty feet of a public entrance to the building requiring bicycle parking spaces.

C.

Bicycle parking racks shall support the bikes in a stable, upright position, without damage to wheels, frame or other components.

D.

Bicycle parking racks shall support the frame of the bicycle and at least one wheel. Racks shall allow the frame and one wheel to be locked to the rack, regardless of whether the front wheel is removed or not. Racks shall be securely anchored. Racks shall accommodate a wide variety of sizes and types of bicycles, including those with water bottles or without kick stands.

E.

Bicycle parking racks shall be permanently mounted/installed within private property on solid surfaces. Racks placed adjacent to sidewalks shall not encroach upon required pedestrian access ways, accessible routes or accessible passing space areas.

F.

Access shall be provided to each required bicycle parking space. Aisles shall have a width of at least three feet to the front, rear or side of the bicycle parking spaces.

G.

Racks shall be placed a minimum of twenty-four inches away from walls and other elements that may create an obstacle to accessing the bike parking spaces.

(Ord. 16653 § 2 (part), 2007)

Where the required bicycle parking spaces cannot be properly located upon the lot generating the need for bicycle parking, the owner or applicant of the property generating the need for bicycle parking may apply for shared parking per Section 20.14.060 or a special privilege from the city for permission to locate the bicycle parking on city right-of-way.

(Ord. 16653 § 2 (part), 2007)

New and existing building and facilities may substitute up to ten percent of the required vehicular spaces for additional bike parking. Substitutions shall be made based on one vehicular parking space for at least six bicycle parking spaces. Substitutions shall be subject to the requirements of Section 20.14.100 and shall be in addition to the number of bicycle parking spaces required by this chapter.

(Ord. 16653 § 2 (part), 2007)

Whenever a shared bicycle parking arrangement is proposed to comply with the requirements of this chapter, the shared bicycle parking arrangement shall be subject to the prior approval of the planning official. To obtain approval of a shared bicycle parking arrangement, the owner or operator of the property on which the parking need is generated shall comply with the requirements of Section 20.14.060.

(Ord. 16653 § 2 (part), 2007)

(Ord. No. 17442, § 38, 10-26-2010)

Loading berths and loading spaces for truck trailers shall be provided for new buildings or facilities, additions to or enlargements of existing buildings, or for changes in the use of buildings or facilities that result in the need for additional loading berths or spaces where required in Section 20.14.050.

(Ord. 16653 § 2 (part), 2007)

The owner or operator of a building or facility shall be responsible for providing adequate parking and maneuvering areas for truck trailers as required for the proper operation of the use(s) present in the building or facility, in addition to the spaces required under Section 20.14.150. Such parking and maneuvering areas shall be designed in accordance with sound engineering practices. Areas designated for the parking of truck trailers are not required to be marked or striped.

(Ord. 16653 § 2 (part), 2007)

A.

Location of Spaces. The location, design and number of required off-street parking spaces shall conform to the provisions of this chapter. Off-street truck trailer loading or parking required by this chapter shall be located on the same parcel as the use generating the loading or parking need. Parking spaces provided in excess of the required parking spaces shall also comply with the requirements of this chapter, except this subsection.

B.

Responsibility for and Use of Spaces. The provision and maintenance of off-street truck trailer loading and parking shall be the responsibility of the owner of the use, building, structure and/or property on which the use generating the loading or parking need is located. Required loading or parking spaces shall be utilized only for the loading, unloading or parking of truck trailers, as appropriate, and shall not be utilized for another use or purpose for the duration of the use requiring such off-street loading or parking. The number, design or function of required off-street loading or parking spaces shall not be altered or reduced in a manner that violates the requirements of this chapter.

C.

Failure to maintain required number of spaces. Failure to maintain the required number of off-street truck trailer loading or parking spaces may, after written notice to the owner or operator, result in the revocation of the certificate of occupancy for the building or facility in addition to other penalties as described in Chapter 20.24.

(Ord. 16653 § 2 (part), 2007)

(Ord. No. 17560, § 11, 5-17-2011)

A.

Minimum Dimensions and Arrangement.

1.

Required off-street truck trailer loading spaces shall comply with the following minimum dimensional requirements: for truck trailer and cab combinations equal to or less than sixty feet in length, truck trailer parking spaces and berths shall be a minimum of twelve feet wide by sixty feet long with a minimum of fifty feet maneuvering area (total area = twelve feet by one hundred ten feet); for truck trailer and cab combinations greater than sixty feet in length, truck trailer parking spaces and berths shall be a minimum of twelve feet wide by seventy-five feet long with a minimum of fifty feet maneuvering area (total area = twelve feet by one hundred twenty-five feet).

2.

Layouts utilizing shared maneuvering area between two or more rows of truck trailer loading spaces shall be acceptable. Alternate maneuvering area sizes may be accepted by the building official where an appropriate layout providing adequate truck trailer maneuvering can be demonstrated. Loading berths, loading spaces and the maneuvering areas to enter and exit from each berth or space shall have a minimum of fourteen feet unobstructed height. No portion of an off-street truck trailer loading or parking space shall encroach onto a public right-of-way.

B.

Reductions. No reductions shall be permitted to the number of truck trailer loading and parking spaces and facilities required in Section 20.14.050.

C.

Access to Lots. Access to off-street truck trailer loading and parking spaces shall be provided by aisles or driveways complying with Title 19 (Subdivisions), Title 13 (Streets, Sidewalks and Public Places), and this chapter. An aisle is the traveled path providing vehicular access to two or more parking spaces. Access shall be subject to approval by the director of the city development department or other designee of the city manager and shall be arranged to minimize turning movements onto and from the public right-of-way. Aisles and driveways providing access to off-street parking spaces shall connect to a dedicated public or private street or easement. Property zoned R, A, or RMU shall not be used for access to a parking area on a separate site for a use that is not permitted in the R, A or RMU zone. The maneuvering of truck trailers into and out of loading, parking and associated maneuvering areas shall not encroach upon public right-of-way or restrict, reduce, or obstruct traffic flow by vehicles or pedestrians.

(Ord. 16653 § 2 (part), 2007)

(Ord. No. 17442, § 39, 10-26-2010; Ord. No. 17801, § 9, 6-5-2012, eff. 6-11-2012)

The requirements of this article are intended to provide reasonable standards for the keeping of outdoor, off-street, on-site storage.

(Ord. 16653 § 2 (part), 2007)

A.

This article shall apply to the outdoor storage of motor vehicles and wheeled portable units, including, but not limited to: automobiles, noncommercial trucks, light trucks, storage containers, bicycles, motorcycles, semi-trailer trucks and cabs, recreational vehicles, motor-homes, trailers, boats, buses, mobile homes, industrial housing units, etc. These requirements shall also apply to the outdoor storage of materials, products, junk, equipment or merchandise, regardless of screening from view from a public right-of-way or alley.

B.

Exceptions:

1.

Incidental outdoor storage of materials related to construction sites with a valid building permit;

2.

Outdoor storage of live plants on lots of not less than one acre;

3.

Outdoor storage of landscaping gravel, rocks, etc., for wholesale or retail sales;

4.

Outdoor storage of goods incidental to agricultural uses;

5.

Outdoor storage for sale of monuments for graves, including headstones, markers, statues, etc.;

6.

Outdoor storage of junked vehicles and vehicle parts, junk yards or wrecking yards, when located on property with a valid certificate of occupancy for that use at that address;

7.

Outdoors storage of wheeled units that are construction or heavy equipment designed primarily to be utilized off-road, such as earth moving equipment, road graders, etc.

C.

Outdoor storage shall only be located where permitted as a principal use or an accessory use in accordance with the table of permitted uses in Chapter 20.08.

(Ord. 16653 § 2 (part), 2007)

A.

General. Outdoor storage of all types shall comply with the following:

1.

The maintenance of outdoor storage areas shall be the responsibility of the owner of the use, building, structure and/or property on which the storage is located;

2.

Outdoor storage areas shall not be utilized for repair, dismantling or servicing of the stored items;

3.

Outdoors storage shall not utilize areas designated or required for off-street parking, off-street truck trailer loading, maneuvering areas, landscaping, accessible routes or similar required elements;

4.

Outdoor storage areas shall be adequately sized to ensure that all outdoor storage is located on approved surfacing.

B.

Motor Vehicles and Wheeled Units—For Sale.

1.

Outdoor storage areas for the following items offered for sale at the same premises - motor vehicles, storage containers, mobile homes, industrialized housing units and other wheeled units shall comply with the surfacing requirements of Section 20.14.030(E).

2.

Such outdoor storage areas shall be landscaped where required in accordance with the landscaping ordinance, including the provision of canopy trees and landscape irrigation systems.

3.

Such outdoor storage of motor vehicles, not including junked or wrecked vehicles or vehicles parts, shall not be required to be screened unless required by Chapter 20.16 or other provisions of Title 20.

C.

Motor Vehicles and Wheeled Units—Not For Sale.

1.

Outdoor storage areas for the following items not offered for sale at the same premises - motor vehicles, storage containers, mobile homes, industrialized housing units and other wheeled units shall comply with the surfacing requirements of Section 20.14.210(D).

2.

Such outdoor storage areas shall be landscaped where required in accordance with the landscaping ordinance, including the provision of canopy trees and landscape irrigation systems.

3.

Such outdoor storage of motor vehicles, not including junked or wrecked vehicles or vehicles parts, shall not be required to be screened unless required by Chapter 20.16 or other provisions of Title 20.

D.

Outdoor Storage Standards.

1.

Outdoor storage areas for materials, products, junk, merchandise, equipment that is not a motor vehicle offered for sale and not another wheeled unit offered for sale, shall comply with the following requirements:

a.

Ingress and egress aprons shall comply with Title 19;

b.

Storage spaces or areas, drives and aisles shall be constructed of a minimum of six inches of sub-grade material uniformly compacted to a minimum of ninety percent of maximum density in accordance with ASTM D-1557 and a minimum of two inches of gravel/screenings;

c.

The gravel/screenings shall be maintained by the owner or operator to the satisfaction of the director of the city development department or other designee of the city manager, including re-grading or restoration as needed due to traffic use, or storm related degradation.

2.

Such outdoor storage areas are not required to be landscaped.

3.

Such outdoor storage areas shall be required to be screened from view from adjacent properties and public streets by screening walls or fences in accordance with Chapter 20.16 or other provisions of Title 20.

4.

Outdoor storage of materials, products, merchandise, etc., that is offered for sale at a licensed flea market shall comply with the surfacing requirements of Section 20.14.030(E).

(Ord. 16653 § 2 (part), 2007)

(Ord. No. 17442, § 40, 10-26-2010; Ord. No. 17801, § 10, 6-5-2012, eff. 6-11-2012)