A.

Intent. The intent of the access and parking standards is to:

1.

Emphasize the importance of site access for multiple modes of transportation.

2.

Preserve streetscape design and street functions by coordinating access along block faces and internal to blocks.

3.

Create access and parking standards appropriate to the context of the site, considering surrounding development patterns, street design, and available modes of transportation.

4.

Provide the optimal amount of vehicle parking for individual sites, recognizing that too much and too little parking each have negative impacts.

5.

Maximize opportunities for on-street parking, shared parking, and reduced parking rates, and limit the inefficiency from underutilized and redundant surface parking on adjacent sites.

6.

Ensure appropriate site design features that mitigate the physical, aesthetic, and environmental impact of parking on streetscapes and surrounding sites.

B.

Applicability. Access and parking shall be shown on site plans, and access shall be shown on all plats according to the application requirements in Chapter 18.03. Specifically, the standards in this chapter apply to:

1.

New major or minor subdivisions.

2.

New or substantially amended site plans.

3.

New or substantially improved multi-family and nonresidential structures.

4.

New or substantially improved parking lots, including but not limited to resurfacing.

5.

Infill and rehabilitation of existing sites. The Director may prorate the requirements to the extent of the development or site work, where full compliance is not possible or practical, and only apply the standards to portions of the site subject to development.

C.

Limitations. The access standards shall not limit the location of any existing access, except:

1.

In conjunction with a public streetscape project;

2.

Where more than fifty percent (50%) of a parking area is added, reconstructed, or similarly impacted by development; or

3.

Where the existing access is determined to be a danger to public safety in association with any development application or street project.

(Ord. 804-23, § 2(Exh. A), 2023)

A.

Access, generally. All accesses shall comply with the most recently adopted Engineering Standards and Specifications in addition to the standards in this Section.

B.

Driveway access. Driveways shall be located in accordance with Table 18-7-1, Driveways.

1.

Driveways shall be designed and located so that safe ingress and egress is provided, considering the function and design speed of the street from which the access is provided, and minimizing potential conflicts of all modes of transportation, including pedestrians, bicycles, and vehicles.

2.

Driveway spacing may be averaged along a block for residential lots or on local streets to allow the best arrangement considering grades, streetscapes, and building and lot layouts through a design review.

3.

The frontage design standards on a particular lot or block in Section 18.05.030.A and Section 18.06.040, may further restrict the width, location, or extent of driveways. Where driveway spacing standards for streets limit or prohibit access, shared driveways, common access lanes, or alleys internal to blocks shall be used.

4.

Access standards of this table shall apply to internal private streetscapes designed according to Section 18.04.010.B.2.d.

5.

Landscape, buildings, and other site elements at access points shall be designed to meet the sight distance requirements of the Engineering Standards and Specifications.

C.

Arterial access. Direct access to an arterial street shall be permitted only when the subject property has no other reasonable access to the street system, after considering alternatives such as access from side streets, shared driveways, common frontage lanes, rear alleys, or internal access streets.

D.

Shared access. Wherever feasible, adjacent lots with a similar land use shall use shared access to preserve the streetscape and eliminate conflicts with pedestrians and vehicles.

1.

Shared access may be located on the property line subject to nonexclusive access easements.

(Ord. 804-23, § 2(Exh. A), 2023)

A.

Use of alleys. Alleys or shared access are encouraged for primary access to all blocks to meet the streetscape design standards in Chapter 18.04, and the frontage design standards in Chapters 18.05 and 18.06, where:

1.

Narrow residential lots are used and the cumulative impact of multiple access points would degrade streetscapes.

2.

In mixed-density neighborhoods, where a variety of housing types and lot sizes are coordinated by consistent frontage design.

3.

On pedestrian-oriented streets and on blocks in walkable and mixed-use developments.

4.

Where access management policies on specific streets promote consolidated access for multiple lots.

B.

Alley configuration. Alleys shall be dedicated right-of-way and connect through the block to a street at each end. Alternative alley configuration requires approval of a design review.

C.

Alley access.

1.

Residential lots with alley access shall not also have access onto the street.

2.

There are no separation requirements for driveway access from an alley.

(Ord. 804-23, § 2(Exh. A), 2023)

Internal circulation shall provide sufficient on-site storage for queued vehicles waiting to park, drive-through, or exit without interfering with street traffic.

(Ord. 804-23, § 2(Exh. A), 2023)

A.

Sidewalks, generally. Internal sidewalks widths shall comply with the most recently adopted Engineering Standards and Specifications in addition to the standards in this Section.

B.

Sidewalk connections.

1.

All lots or development projects shall require sidewalk connections at the same or greater frequency as access provided for vehicles.

2.

Sidewalks shall connect building entrances to the following, in the most direct manner possible:

a.

Sidewalks in the public rights-of-way or along private streetscapes;

b.

Parking areas, and any parking area with a portion of it more than two hundred fifty (250) feet from the entrance shall require a dedicated sidewalk either through or along the perimeter of the parking area;

c.

Civic or open space, or other common areas designated for active use;

d.

Transit stops, stations or similar ride share locations, existing or planned.

3.

Trail, greenway, or pedestrian passages meeting the standards of Section 18.04.020 may account for a portion of this internal circulation network, provided it connects buildings, open spaces, and internal streets with similar networks external to the site and presents a logical connection point for pedestrians and bicycles.

C.

Sidewalk design. Internal sidewalks shall be designed to emphasize pedestrian priority and comfort with the following:

1.

Separate sidewalks from driving surfaces by changes in the texture, raised surfaces, landscape edges, and similar distinguishing features, except for designated cross walks which may be painted.

2.

Provide adjoining landscaped areas that include trees, shrubs, flower beds, and ground covers meeting the landscape design standards in Chapter 18.08, Landscape Design.

3.

Provide pedestrian-scale light fixtures along all walkways.

(Ord. 804-23, § 2(Exh. A), 2023)

A.

Nonresidential and multi-unit dwelling projects with ten (10) or more units shall provide connections between the on-site bicycle parking and the public street or nearest bicycle route, trail, or greenway. These connections may be provided by:

1.

An internal sidewalk where the distance is less than three hundred (300) feet and people may be expected to dismount and walk their bicycles;

2.

A shared use path at least ten (10) feet wide;

3.

An internal bicycle trail meeting standards in Chapter 18.04; or

4.

On-street bicycle accommodation meeting standards in Chapter 18.04.

(Ord. 804-23, § 2(Exh. A), 2023)

A.

Private streetscapes. Any single site greater than five (5) acres or any development where lots are accessed via an easement shall provide a system of private streetscapes that establish access and circulation within the site:

1.

Shall be designed to mimic public street cross sections in accordance with Chapter 18.04 including sidewalks, landscape amenities, on-street parking and travel lanes.

2.

May be treated as public streets for determining the proper location, orientation and design of sites, buildings, and utilities within the project.

(Ord. 804-23, § 2(Exh. A), 2023)

A.

Alternatives to the access standards required in this section may be permitted through the design review process in Section 18.03.140. The alternative shall equally or better meet the design objectives when considering the specific site and context, and be justified by any of the following additional applicable criteria:

1.

The standards, when applied to a particular project or street, will adversely impact the function of the transportation network in the vicinity of the site.

2.

A specific access control plan has altered the application of these standards for the street segment.

3.

The project warrants a different access design when considering the functional class of the street, the streetscape design on the block, and the existing and anticipated adjacent land uses.

4.

In all cases alternatives shall be evaluated balancing the streetscape design, traffic conditions on the street segment, and bicycle and pedestrian needs within the area.

(Ord. 804-23, § 2(Exh. A), 2023)

A.

[Use of parking areas.] Required parking areas shall be used solely for parking operable vehicles for patrons, occupants, or employees of the use.

B.

Vehicle parking rates. Table 18-7-2, Required Parking, provides minimum parking requirements for general categories of uses, which apply to all similar uses not specifically listed. The following criteria shall be used in interpreting the table:

1.

Employee or occupancy rates shall consider maximum number of employees or occupants likely to be on-site at one time. Where this number is not easily or readily determined, the maximum building code capacity may be used.

2.

Square footage rates shall be based on the leasable floor area or active area dedicated to the particular use, excluding areas dedicated to common or public areas, hallways, and bathrooms. Where this number is not easily or readily determined, eighty-five percent (85%) of gross floor area may be used.

3.

A seating or capacity rate shall consider the total number of seats based on industry standards for typical layouts of buildings or building codes.

4.

Where uses or sites have components of different uses (i.e., hotel with a restaurant), each component shall be calculated under most applicable rate.

5.

Where a use is not similar to a general use in the table or could meet more than one category, the Director shall determine the appropriate classification based on industry guides or the most similar use in terms of scale, format, and operation.

C.

Guest parking. Any residential subdivision over ten (10) units shall demonstrate sufficient guest parking through off-street parking on individual lots and remote guest parking pads on a block or neighborhood scale incorporated into the common area, open space, or streetscape designs.

D.

On-street parking.

1.

On-street parking within five hundred (500) feet of the site shall count towards the parking requirement for nonresidential uses at a rate of one half (0.5) space for every on-street space, provided no spaces fronting residential uses may be counted.

2.

Where on-street parking is available but not marked, the minimum dimension for parallel parking along the curb space shall be used to determine the number of spaces.

E.

General exception. The Director may reduce the required parking for any nonresidential use by up to three (3) spaces or ten percent (10%) of the required spaces, whichever is greater, due to the nature of a particular use or any unique circumstances on the site, provided there will be no negative impacts on adjacent property.

F.

Shared parking. Required parking may be shared for any site containing multiple uses, or for adjacent sites with different uses demonstrating adequate parking during peak hours for all uses with approval of a design review.

1.

Off-street public parking lots or structures or those parking facilities where a parking agreement has been established and are within five hundred (500) feet of the site shall count towards the parking requirement for nonresidential uses at a rate of one half (0.5) spaces for every off-street space, provided no spaces fronting residential uses may be counted.

(Ord. 804-23, § 2(Exh. A), 2023)

A.

Accessible vehicle spaces shall be provided within the required spaces in accordance with the Americans with Disabilities Act (ADA) guidelines for quantity, design and location, including in Table 18-7-3.

B.

Accessible parking shall be located on the shortest accessible route to the primary entrance or main accessible entrance.

C.

Accessible spaces shall be at least eight (8) feet wide with a minimum five (5) feet-wide accessible aisle. Two (2) adjacent spaces may share the same accessible aisle.

D.

Van accessible space shall be required at a rate of one (1) per every eight (8) required accessible spaces, with a minimum of one (1). Van accessible spaces shall be eleven (11) feet wide with a minimum five (5) feet-wide accessible aisle.

E.

Signs shall be posted with a sign and pavement markings designating the space with the symbol of accessibility.

(Ord. 804-23, § 2(Exh. A), 2023)

A.

All nonresidential and multi-unit residential buildings shall provide bicycle parking spaces according to Table 18-7-4, Bicycle Parking.

B.

Bicycle parking shall be designed according to the following standards:

1.

A structure shall be securely anchored to the ground and usable for both U-locks and cable locks, supporting a bike at two points of contact to prevent damage to wheels or frames.

2.

Bicycle parking for nonresidential uses shall be located within one hundred (100) feet of the primary entrance unless the Director approves an alternative location based on the site design and overall vehicle, bicycle, and pedestrian circulating for the site.

3.

Bicycle parking facilities may be located in the right-of-way subject to streetscape design plans and the Director approval.

4.

The Director may waive the bicycle requirement in contexts where bicycle transportation is unlikely due to street designs or for uses that are unlikely to generate patronage from bicycle riders, and where these factors are unlikely to change based on plans, development patterns, or capital improvement policies.

(Ord. 804-23, § 2(Exh. A), 2023)

A.

Design objectives. The layout, location and design of parking areas shall meet the following design objectives.

1.

Locate parking and circulation in ways that minimize negative impacts on the flow of traffic, public streetscapes or adjacent sites.

2.

Incorporate sustainable practices into parking design to minimize runoff, decrease heat island effects, incorporate low impact design features, and otherwise reduce environmental impacts.

3.

Encourage smaller and more dispersed parking areas to reduce impacts.

B.

Parking location.

1.

All required parking shall be on-site except as specifically provided in this Chapter subject to the following specific considerations:

a.

It is within five hundred (500) feet of the subject site;

b.

It is in the same or comparable zone district;

c.

The presence of the off-site parking area does not negatively impact potential development on that lot or in the vicinity;

d.

There are no pedestrian barriers or other access constraints between the parking and the use, and safe connections are provided between each; and

e.

For shared parking, an agreement demonstrating rights and control of the off-site property shall be provided.

2.

No parking space shall be located where it backs into a street except for on-street parking, or parking on any internal street or access drive designed to correspond with public street standards.

C.

Drainage. Parking and access areas shall be designed to adequately address drainage and runoff, including curb, gutters and inlets, or other drainage strategy approved by the City Engineer to support best management practices to minimize runoff and encourage infiltration of storm water.

D.

Grading. Off-street parking areas and driveways shall be graded and paved with an all-weather material meeting the Engineering Standards and Specifications.

E.

Striping. Off-street parking spaces shall be outlined with painted stripes or other similar markings on the surface. All non-parking spaces, such as loading zones, emergency lanes, drive-through lanes, or spaces in front of doorways and entrances shall be clearly differentiated from parking.

(Ord. 804-23, § 2(Exh. A), 2023)

A.

Parking areas shall be designed to meet the dimension specifications in Table 18-7-5: Parking Dimensions.

1.

Bumper overhang. Amount of depth to curb dimension that may overhang landscape area or sidewalk. If overhanging sidewalk, this amount shall be added to the required minimum sidewalk width.

(Ord. 804-23, § 2(Exh. A), 2023)

A.

The landscape area standards in Table 18-7-5, Parking Lot Landscape are based on the size of the parking area (number of spaces) and the location of the parking area relative to the principal building (front, side, or rear).

B.

The landscape areas required by Table 18-7-5 shall be allocated as follows:

1.

The perimeter landscape areas shall be continuous, except for driveways or sidewalks accessing the parking area.

2.

Interior landscape islands shall be either:

a.

A peninsula extending from the perimeter landscape area at the required intervals, at least six (6) feet wide and one hundred (100) square feet.

b.

An end cap island at the required intervals that is at least eight (8) feet wide and at least one hundred fifty (150) square feet for one (1) stall and at least three hundred (300) square feet for two (2) stalls; or

c.

A continuous center strip between two (2) opposing stalls along the entire parking bank that is at least six (6) feet wide.

3.

Any perimeter area that includes a sidewalk shall meet both the sidewalk width and perimeter landscape area width independently, with no landscape area being less than six (6) feet wide.

4.

All perimeter and internal landscape areas shall include plant materials meeting the requirements of Chapter 18.08, Landscape Design.

C.

Shrubs shall be located to define parking lot edges, screen parking from adjacent sites, or create low barriers along sidewalks and streetscapes.

D.

Any parking within twenty (20) feet of the right-of-way shall meet streetscape landscape requirements.

E.

Parking lot plantings shall include low-water plant selections.

F.

Actual location and setback of parking areas may be further limited by frontage design types in Chapters 18.05 and 18.06.

(Ord. 804-23, § 2(Exh. A), 2023)

A.

All non-residential uses and residential buildings with twenty-five (25) or more units shall require loading areas as indicated in Table 18-7-7, Loading Areas.

1.

Loading areas shall be located on a remote portion of the building and site or internal to the block and buffered by other buildings wherever possible.

2.

Loading areas and activities shall not interfere with the use of walkways, drive aisles, stacking areas, internal access streets or public streets.

3.

Loading shall be screened from public streets or adjacent residential areas in a manner that best limits visibility and mitigates noise, according to the buffer types and design standards in Section 18.08.020.

4.

In any area, project, or zoning district designed to promote pedestrian activity, or for buildings and sites where more compact building and site design is required, alternate loading standards may be permitted through design review.

(Ord. 804-23, § 2(Exh. A), 2023)

A.

Alternatives to the parking design standards in this section may be permitted through the design review process in Section 18.03.140. The alternative shall equally or better meet the design objectives when considering the specific site and context, and be justified by any of the following additional applicable criteria:

1.

To facilitate infill development or where site constraints hinder the ability to meet the dimensional standards.

2.

To integrate more sustainable practices considering the water quality, air quality, energy efficiency, or other similar environmental impacts.

3.

To better accommodate any non-vehicle or other alternative modes of transportation.

4.

Any alternative shall be based on documentation that the proposed dimensions and arrangements will not require unsafe or impractical vehicle maneuvering.

(Ord. 804-23, § 2(Exh. A), 2023)