(a)

Purpose. It is the purpose of this section to:

(1)

Establish specific standards for the provision of off-street parking and loading space for every type of land use within the city;

(2)

Lessen congestion on public thoroughfares;

(3)

Reduce public safety hazards caused by failure to provide adequate parking and loading space; and

(4)

Facilitate the adequate and safe provision of transportation and expedite the movement of traffic on public thoroughfares through recognition that the provision of off-street parking must be responsive to the diverse requirements of individual land uses.

(b)

General provisions.

(1)

No land shall be used, and no building shall be erected, altered, used, or occupied, and no use shall be operated in any zoning district unless the off-street parking facilities herein required are provided.

(2)

Off-street parking facilities and off-street truck loading facilities in excess of the amounts heretofore required, need not be provided nor maintained for land, structures, or uses actually used, occupied and operated on the effective date of this article, but may be provided, if so desired by the owner and not in conflict with any other city ordinances.

(3)

In the event that after the effective date of this article existing land, structures, or uses are enlarged or expanded, the land, structures, and uses hereby included shall not be used, occupied, or operated unless there is provided, for the increment only, of such land, structures and uses, at least the amount of off-street parking facilities and off-street truck loading facilities that would be required hereunder if the increment were a separate land, structure or use.

(4)

The provisions of this article shall be in conjunction with the general guidelines established in the 7th edition Trip Generation Manual, 2003, and as amended, regarding parking. Where such manual is in conflict herewith, this article shall override. Where guidelines are laid out in that manual, and not precluded under this article, the zoning administrator shall have the option, in appropriate cases, of referring to that manual. To that extent and only to that extent such manual is hereby adopted.

(c)

Regulations.

(1)

Off-street parking and loading spaces required.

(A)

In all districts, for every use, there shall be provided at the time any building is erected or increased in capacity, or at the time any other use is established, off-street parking and loading space in accordance with the provisions specified herein.

(B)

The provision for and maintenance of off-street parking facilities herein required shall be the joint and several responsibility of the operator and owner of the use, structure and/or land on which is located the use for which off-street parking facilities are required.

(C)

The minimum requirements for off-street parking facilities are found in "Off-street truck loading requirements." These classifications of uses enumerated in said table are general and are intended to include all similar uses. As part of the procedure for the review and consideration of the required parking, the applicant may be required to submit a parking analysis, prepared in accordance with the provisions established herein. Where a classification of uses is not determinable from said table, the zoning administrator, or his designate, shall fix the classification.

(D)

Notwithstanding the amount of off-street parking required by this article, the zoning administrator may approve less off-street parking when the proponent of a use demonstrates that, due to special circumstances involved with a particular use, it is obvious that the off-street parking required by this article exceeds any reasonable likely need.

(2)

Off-street parking size and location.

(A)

Minimum dimensions for off-street parking spaces and maneuvering aisles shall be determined by the application of the parking dimension matrix as shown in the Trip Generation Traffic Manual.

(B)

Each off-street parking space shall be an area of not less than 162 square feet (not less than nine feet in width or 18 feet in length), exclusive of access or maneuvering area, ramps and other appurtenances, except as specifically provided in other portions of this article.

(C)

Except as otherwise permitted under a special plan for location or sharing of facilities, off-street parking facilities shall be located on the lot on which the use or structure for which they are provided is located.

(D)

All parking areas containing three or more parking spaces shall include a turnaround which is designed and located so that vehicles can enter and exit the parking area without backing onto a public right-of-way. Each required parking stall shall be individually and easily accessible based on good engineering practice. All portions of a public lot or garage shall be accessible to other portions thereof without requiring the use of any public street.

(E)

Small-car parking spaces, whether provided to satisfy the minimum parking requirements of this article or to provide excess or overflow parking, shall not be permitted unless in compliance with the compact car system of parking as described in the Trip Generation Traffic Manual.

(3)

Design and construction standards of off-street parking.

(A)

All off-street parking areas and spaces shall be designed and constructed so as to have unencumbered ingress and egress to a public thoroughfare at all times. All maneuvering for off-street parking shall be accomplished on private property, except in R-1 (single-family), R-2 (two-family) and R-6 (garden home) dwelling areas.

(B)

Off-street parking facilities shall be constructed, maintained and operated in accordance with the following specifications:

(i)

Drainage and surfacing. Parking areas shall be properly graded for drainage, with an all-weather paved surface and maintained in good condition, free of weeds, dirt, trash, and debris.

(ii)

Wheel guards. Boundary or perimeter areas shall be provided with wheel guards, so located that no part of parked vehicles will extend beyond the property line of the parking area. All parking lots and garages serving nonresidential uses shall be provided with a concrete or masonry inner curb or freestanding wheel stop to separate the parking area from public right-of-way. The wheel stop shall be set back from the property line so that no part of a vehicle shall extend onto public property, streets, or sidewalks. Such wheel stop shall be a minimum of six inches in width and six inches in height, and shall be permanently and securely anchored to the pavement. The zoning administrator may require the placement of curbs or freestanding wheel stops in specific locations as needed to correct existing problems caused by vehicular overhang onto right-of-way, streets or sidewalks. The property owner shall replace any damaged, missing, or unanchored curbs or wheel stops as necessary or required by the city.

(iii)

Lighting. All parking areas shall be lighted, with the exception of R-1, R-2, R-6 areas. Lighting facilities shall be arranged so as to reflect the illumination away from any residentially zoned property. All lighting facilities shall be placed, masked or otherwise arranged such that illumination or glare shall not create a hazard to motorists on any street, alley or other public way. [All lighting facilities] shall be so arranged that they neither unreasonably disturb occupants of adjacent residential properties nor interfere with traffic.

(iv)

Entrances/exits. Facilities shall be provided with entrances and exits so located as to minimize traffic congestion.

(v)

Prohibition of other uses. Parking areas shall not be used for the sale, repair, dismantling or servicing of any vehicles, equipment, materials, or supplies nor for parking lots, or garages unless specifically permitted in the zoning district.

(vi)

Pavement and identification required. All required off-street parking and loading areas, maneuvering aisles, and accessways to any required off-street parking or loading areas, in all zoning districts, shall be paved in accordance with the standards prescribed by the city. Except for single-family, duplex and townhouse dwellings, parking stalls and spaces shall be permanently and clearly identified by stripes, buttons, tiles, curbs, barriers or other approved methods.

(vii)

Maintenance. Internal curbs and wheel stops shall be continuously poured in place or shall be attached to the pavement to prevent movement. Nonpermanent type markings, such as paint, shall be regularly maintained to ensure continuous identification of the space or stall.

(viii)

Driveway and ramp slopes. The maximum slope of any driveway or ramp shall not exceed 14 percent. Transition slopes in driveways and ramps shall be provided in accordance with the standards set by the city and the jurisdiction's engineer.

(4)

Reduction of off-street parking. Pursuant to the procedure hereinafter set forth, either part or all of the required off-street parking facilities may be located on a site other than the one occupied by the use or structure requiring such facilities. Two or more uses may share the same off-street parking facilities and each of such uses may be considered as having provided such shared space individually. Such shared parking space, however, shall not be considered as having been provided individually unless the schedules of operation of all such uses are such that none of the uses sharing the facilities require the off-street parking facilities at the same time.

(A)

Cooperative parking plan. The arrangement for sharing of off-street parking facilities shall be known and described as a cooperative parking plan.

(B)

Application procedure. An application for approval of a cooperative parking plan shall be filed with the zoning administrator, or his designate, by the owner(s) of all structures then existing on a subject land area, and all parties having a legal interest in such land area and structures. Sufficient evidence to establish the status of the applicants as owners or parties in interest shall be provided. The application shall include 1) a parking analysis with plans showing the location of the uses or structures for which off-street parking facilities are required and the location of the off-street parking facilities; 2) the schedule of times used by those sharing in common; and 3) any miscellaneous pertinent information as may be applicable to the request or as may be requested by city staff.

(C)

Review of application. The application shall be reviewed for approval or disapproval by the zoning administrator or his designate.

(D)

Registration of cooperative parking plans. Upon approval of the plan, a copy of such plan shall be registered among the records of the city secretary and shall thereafter be binding upon the applicants, their heirs, successors and assigns. This registration shall limit and control the issuance and validity of permits and certificates and shall restrict, limit and control the use and operation of all land structures included within such cooperative parking plan.

(E)

Amendment or withdrawal of cooperative parking plan. Pursuant to the same procedure and subject to the same limitations and requirements by which the cooperative parking plan was approved and registered, any such plan may be amended or withdrawn, either partially or completely, if all land and structures remaining under such plan comply with all the conditions and limitations of the plan and all land and structures withdrawn from such plan comply with the regulations of this article.

(5)

Alternate landscaping. In all districts in which a shopping center or office building is a permitted use, and where such shopping center or office building contains in excess of 50,000 square feet of gross leasable area or where not less than 200 off-street parking spaces are required, then the first 18 feet of the parking lot serving such facility, and which portion abuts an arterial thoroughfare, may be devoted to landscaped open space in lieu of the required off-street parking spaces that would otherwise occupy such space. Such alternate landscaping shall be subject to the following conditions:

(A)

That such credit shall result in a reduction of at least ten percent of the required off-street parking spaces for the shopping center or office building;

(B)

That the shopping center or office building would otherwise meet all applicable off-street parking requirements if such area was devoted to parking space rather than alternate landscaped area;

(C)

Such credit shall not be applicable to a reduction in off-loading [off-street loading] requirements;

(D)

Such alternate landscaping area shall not count toward satisfying the minimum on-site landscaping requirements as may be applicable to the district in which the shopping center or office building is located;

(E)

Such alternate landscaping area shall be measured from, and be perpendicular to, the property line which abuts an arterial thoroughfare. Where landscaped open space is provided on private property in accordance with the required on-site landscaping provisions of the applicable zoning district, and such required landscaping is located adjacent to an arterial thoroughfare, the alternate landscape area shall be measured from the edge of, and in addition to, such required landscape area. In any event, all required dimensions of vehicle maneuvering areas and aisles as prescribed by this section shall be complied with.

(F)

All landscape areas shall be landscaped with living plant material, shall incorporate trees in accordance with division 9 of this article, shall be planted and maintained in compliance with the American Nursery and Landscape Association, "American Standard for Nursery Stock" and ANSI Z60.1-2004 and ANSI A300 "Tree Care Standards" guidelines, and shall have installed an irrigation system meeting all applicable requirements of the city and approved by the zoning administrator, or shall be located within 75 feet of a bibcock, faucet or other water source; and

(G)

The alternate landscape area may not be converted to parking spaces, designed and constructed in accordance with the provisions of this section, at any time.

(6)

Retention of existing trees. Refer to division 9 of this article [and chapter 13 of the Code of Ordinances], for regulations regarding mandatory retention and preservation of existing trees, prior to the removal of any trees on-site. In all districts, where an existing tree is maintained in a living and growing condition and is located internally within the parking area of any use or facility, such tree may be credited in lieu of four required off-street spaces. Such credit shall be subject to the following conditions:

(A)

Each existing tree shall be of at least four inches in trunk diameter, measured four feet [above grade];

(B)

Each tree counted toward a parking credit shall be maintained in a living and growing condition. In the event of the death of the existing tree, such parking credit shall remain in effect only if the tree is replaced with a tree of equal or greater caliper;

(C)

Each tree shall be located within a landscape island, peninsula or median, delineated from the surrounding paved area by a masonry or concrete curb of not less than six inches in height around the entire perimeter of the island or module;

(D)

At least half of the tree's extended dripline at maturity must be in permeable area;

(E)

The area devoted to each landscape island or module shall not count toward satisfying the on-site landscaping requirements of any use in any zoning district if such area is to be applied as a credit toward the off-street parking standard;

(F)

Such reduction of off-street parking shall not exceed ten percent of the total required off-street parking for the use or facility; and

(G)

The landscape islands, peninsulas or medians may not be converted to parking spaces, designed and constructed with these provisions, at any time. Any conversion of parking spaces into landscape areas shall not be in conflict with, or in lieu of, the minimum landscape requirements set forth elsewhere within this article.

(7)

Table of minimum off-street parking requirements. The minimum requirements for off-street parking facilities in all zones shall be governed by the following table:

(8)

Off-street stacking requirements.

(A)

Vehicle stacking space shall mean a paved area of not less than eight feet in width nor less than 22 feet in length, constructed in accordance with the applicable standards of the city.

(B)

Off-street vehicle stacking spaces shall be provided, at a minimum, in accordance with the following table.

(C)

No off-street vehicle stacking shall be permitted within a designated fire lane. Areas designated to satisfy the requirements for off-street stacking spaces shall not be permitted to encroach upon or occupy a fire lane or maneuvering aisle.

(D)

Table of off-street stacking requirements.

*Kindergarten and child care center: In the event that the front entrance or designated student disembarkation point of a kindergarten or child care center is less than 250 feet from the main entrance, then one off-street vehicle stacking space shall be required for each 20 students, based upon the number of students allowed by the specific use permit relative to such use. Such vehicle stacking areas shall be designed such that students will not be required to cross a fire lane, driveway, or any other point of vehicular travel to enter the building or facility.

(E)

Parking spaces may be designated to satisfy such vehicle stacking requirements, provided that all of the following provisions are complied with:

(i)

Such parking spaces shall be on the same lot or tract of land as the kindergarten or child care center;

(ii)

The kindergarten or child care center shall be located in a detached building on a separate lot or tract of land;

(iii)

Such parking space shall be located adjacent to the main entrance of the kindergarten or child care center, and situated such that children will not be required to cross a fire lane, driveway, or any other point of vehicular travel to enter the building or facility;

(iv)

A sidewalk, with a minimum width of six feet excluding vehicular overhang, shall be provided adjacent to the parking spaces between the building and parking spaces;

(v)

Such parking spaces shall conform to the dimension requirements of a paved area of not less than eight feet in width nor less than 22 feet in length, constructed in accordance with the applicable standards of the city; and

(vi)

Parking spaces designated to satisfy the stacking requirements shall not be counted towards satisfying required parking for the kindergarten or care center.

(9)

Shopping center parking requirements.

(A)

A shopping center developer, owner, user or tenant may request to have parking requirements determined by providing, for city inspection and review, calculations based on the gross leasable area (GLA) as opposed to the gross floor area (GFA). If such a request is not made, parking requirements will be determined based on GFA as if it were GLA.

(B)

Gross leasable area (GLA) is the total floor area designed for both tenant occupancy and exclusive use, including both owned and leased areas.

(C)

Centers with less than 400,000 sf GLA shall require 1:250 sf GLA.

(D)

Centers with 400,001 to 600,000 sf GLA shall require 1:222 sf GLA.

(E)

Centers with over 600,000 sf of GLA shall require 1:200 sf GLA.

(F)

Cinemas: For each 100 cinema seats three additional parking spaces shall be provided.

(G)

Food service stores, including both full service and fast food restaurants, as well as specialty stores, such as ice cream parlors and doughnut shops:

(i)

For centers with less than 100,000 sf GLA, ten additional parking spaces are required per 1,000 sf GLA of food service store tenant area.

(ii)

For centers with 100,001 to 200,000 sf GLA, six additional parking spaces are required per 1,000 sf GLA of food service store tenant area.

(H)

In cases where individual tenant uses are uses which require parking in excess of the requirements for the shopping center as a whole (such as nightclubs, gymnasiums, etc.) the more stringent requirement shall prevail and shall be a requirement for issuance of permits and certificates for said use. (Example: A 30,000 sf GLA shopping center with a 5,000 sf GLA restaurant would thus require 170 parking spaces (30,000/250) + (5 x 10) = 170).

(I)

Compact car system of parking. In recognition of the impact of compact cars on the space requirements for shopping center parking, as much as 20 percent of the required parking spaces for shopping centers may be allocated for small-car parking spaces. Such an allocation shall only be made according to the compact car system of parking detailed below.

(i)

Small-car parking spaces shall be no less than seven feet, six inches in width and no less than 15 feet in length.

(ii)

The compact car system of parking shall use 90-degree angle spaces for small-car parking spaces which are in the same bay in which 45-degree angle standard parking spaces or 60-degree angle standard parking spaces are provided for larger cars.

(iii)

The compact car system of parking shall be in accordance with the Trip Generation Traffic Manual.

(10)

Off-street truck loading requirements.

(A)

General. Truck loading facilities, as hereinafter provided shall be required in all zones, for structures containing uses devoted to business, industry, manufacturing, storage, warehousing, processing, offices, professional buildings, hotels, multiple-family dwellings, hospitals, airports, railroad terminals and any buildings of a commercial nature. The zoning administrator shall determine the off-street loading requirements for a use not specified, based on the most similar use listed above or using certified service/goods handling data for the specific use.

(B)

Responsibilities. The provision for and maintenance of the off-street truck loading facilities required shall be the joint and several responsibility of the operator and owner of the land upon which the structure requiring the facilities is located.

(C)

Types. For the purpose of this article there shall be two sizes of off-street truck loading spaces designated "large" and "small."

(i)

Large spaces. Each "large" space shall have an overhead clearance of at least 14 feet, shall be at least 12 feet wide, and shall be at least 50 feet long, exclusive of access or maneuvering area, platform, and other appurtenances.

(ii)

Small spaces. Each "small" space shall have an overhead clearance of at least ten feet, shall be at least eight feet wide, and shall be at least 20 feet long, exclusive of access or maneuvering area, platform and other appurtenances.

(D)

Location. Off-street truck loading facilities shall be located on the same lot on which the structure for which they are provided is located; provided, however, that facilities provided under cooperative arrangement as hereinafter permitted may be located on another site not more than 300 feet from the structure for which they are provided.

(E)

Construction and maintenance. Off-street truck loading facilities shall be constructed, maintained and operated in accordance with the following specifications:

(i)

Drainage and surfacing. Areas shall be properly graded for drainage, with an all-weather surface and maintained in good condition, free of weeds, dust, trash, and debris;

(ii)

Protective screen fencing. Areas shall be provided with protective screen fencing such that occupants of adjacent structures are not unreasonably disturbed, during day or night, by the movement of vehicles, and in accordance with article 3.05 of this Code;

(iii)

Lighting. All lighting facilities shall be arranged so as to reflect the illumination away from any residentially zoned property. All lighting facilities shall be placed, masked or otherwise arranged such that illumination or glare shall not create a hazard to motorists on any street, alley or other public way. shall be so arranged that they neither unreasonably disturb occupants of adjacent residential properties nor interfere with traffic; and

(iv)

Entrances and exits. Areas shall be provided with entrances and exits so located as to minimize traffic congestion.

(F)

Combined facilities. The requirements for the provision of off-street truck loading facilities, with respect to two or more structures, may be satisfied by the permanent allocation of the requisite number of spaces for each use in a common truck loading facility, cooperatively established and operated. However, such common facility is conditioned such that the total number of spaces designated is not less than the sum of the individual requirements unless, in the opinion of the zoning administrator, a lesser number of spaces will be adequate, taking into account the respective times of usage of truck loading facilities by the individual users, character of the merchandise and related factors. In order to eliminate a multiplicity of individual facilities, to conserve space where space is at a premium and promote orderly development generally, the zoning administrator is hereby authorized to plan and group off-street truck loading facilities cooperatively, for a number of structures requiring such facilities and being within close proximity to one another in a given area, in such a manner as to obtain a maximum of efficiency and capacity, provided consent thereto is obtained from the participants in the cooperative plan.

(G)

Minimum requirements - Area. The following minimum truck loading spaces shall be provided in all districts for structures containing the uses enumerated in 30.404c(11) [this subsection (10)]:

(H)

Waiver. The zoning administrator is authorized to waive the off-street loading requirements for structures that are required to provide and maintain fewer than five off-street parking spaces, or any other structure if the design and the proposed use of the structure shows no need for off-street loading. Applicant may be required to submit a parking analysis to demonstrate that the proposed use shows no need for off-street loading.

(11)

Miscellaneous requirements.

(A)

Conflicts. Where such provisions are in conflict with the requirements of article 1.10, division 2 (parades) of this Code, or the Uniform Traffic Code of the State of Texas, or are in conflict with special off-street parking or loading requirements within certain zoning districts of this article, then the more restrictive requirement shall apply.

(B)

General provisions.

(i)

Off-street parking facilities shall be provided on the lot or tract occupied by the main use, or upon a lot or tract of land dedicated to parking use by an instrument filed for record, provided that such arrangement is in accordance with the schedule of allowable uses in the district in which it is located. Such parking facility shall be located within 300 feet of the main use to be served, measured in a straight line without regard to intervening structures.

(ii)

In determining the required number of off-street parking and loading spaces, fractional spaces shall be counted to the nearest whole space.

(iii)

No parking space located on a public street or alley may be included in the calculation of the required off-street parking requirements.

(iv)

Floor area of a structure devoted to off-street parking of vehicles shall be excluded in computing the floor area for off-street parking requirements.

(C)

Requirements.

(i)

Vehicle storage and display.

a.

Off-street parking areas shall be used for passenger vehicles only, and in no case shall such areas be used for sales, repair, storage, display, dismantling or servicing of any vehicles, equipment, materials, or supplies.

b.

Any area utilized for the storage of vehicles in connection with a motor vehicle repair establishment shall be screened from the view of any adjacent public street in accordance with the provisions set forth in article 3.05 of this Code.

(ii)

Combination of uses.

a.

Where a lot or tract of land is used for a combination of uses, the off-street parking requirements shall be the composite or sum of the requirements for each type of use.

b.

Parking spaces used for the parking of trucks or buses shall not be counted toward meeting the off-street parking requirements for the particular use.

(iii)

Trash receptacles. All driveways to trash receptacles shall be designed to accommodate the weight of a standard sanitation truck. Lifting pads shall be provided in front of each trash receptacle location to accommodate the front wheels of the sanitation truck. Access to the trash receptacle and lift pad shall be in a "straight in" manner, or other manner as approved by the zoning administrator or his designate. Trash receptacles shall not be located directly beneath any overhead utility line nor directly abut residential areas.

(iv)

Parking behind retail and commercial structures. Not more than 20 percent of the total off-street parking for any retail or commercial use shall be located within the designated rear yard of such use or behind any and all buildings or structures occupied by a retail or commercial use where:

a.

The depth of the site occupied by such retail or commercial use is less than 500 feet;

b.

The main point of public entry and exit into the building, lease space or tenant spaces does not face upon nor directly access the designated rear yard or any areas behind a building; or

c.

The designated rear yard or areas behind such building does not abut a street.

(v)

Parking analysis. As defined for the purpose of this section, where a parking analysis is requested, the following shall be considered necessary to constitute such analysis:

a.

Summary of the characteristics which are unique to such use or uses that warrant special determination;

b.

Analysis of the arrival and departure frequency for such use or uses;

c.

Analysis of the anticipated hours of operation of such use or uses;

d.

Summary of peak parking demand for such use or uses;

e.

Total square footage of floor area of such use or uses;

f.

Employment, customer or congregation characteristics of such use or uses, whichever is applicable; and

g.

Miscellaneous pertinent information as may be applicable to the request or as may be requested by staff, as appropriate to the specific item under consideration.

(vi)

Handicap parking.

a.

In the R-3, R-3A, R-4, R-5, O-1, B-1, B-2, B-3, and I-1 zones, any property owner or person who controls property used for parking will designate and mark, according to the provisions of federal and state law (see the Texas Accessibility Standards (TAS)), at least the minimum as required by said law for the exclusive use of vehicles transporting temporarily or permanently disabled persons.

b.

Such parking space(s) shall be clearly marked by applied, installed and maintained in accordance with applicable federal and state laws.

c.

Such parking space(s) stall dimensions shall be provided and designed in accordance with all applicable state and federal standards.

(1972 Code, sec. 30.800; Ordinance 07-034, sec. 2, adopted 8-8-07; 2008 Code, sec. 14.02.441)