Manhattan City Zoning Code
CHAPTER 13
OFF-STREET PARKING AND LOADING
10-13-1: PURPOSE:
This chapter is intended to reduce the need for parking on streets and the traffic congestion and hazards caused thereby, and to provide for off-street parking adequate to each type of development, in terms of both amount and location. (Ord. 253, 12-1-1998; amd. Ord. 24-003, 3-14-2024; Ord. 25-001, 6-12-2025)
10-13-2: DESIGN:
Off-street parking required for uses in this chapter shall be for use only by vehicles of employees, customers and residents of the activity served. (Ord. 25-001, 6-12-2025)
10-13-3: LOCATION:
A. Required Off-Street Parking Shall Be Located As Specified In This Chapter:
1. Single-unit dwellings, on the same lot with the dwelling they are required to serve;
2. Multi-unit dwellings, on the same lot with the dwelling they are required to serve;
3. Hospitals, apartments, rooming and boarding houses, fraternity, and sorority houses, not more than one hundred (100') feet from the building they are required to serve;
4. Commercial and industrial zones, not more than three hundred (300') feet from the building they are required to serve.
B. Where a distance is specified, such distance shall be measured by a straight line from the nearest point of the building to that the parking area is required to serve.
C. Off-site parking areas must be accessible by a public street, parkway, or interior park and shall be owned or leased by the owner of the property being served by such parking and such parking lot shall have a recorded land covenant requiring such land be maintained as a parking lot so long as the property, building or use served is in operation or until another suitable parking area is established in accordance with this chapter and approved by the town council.
D. Required parking spaces shall not be in any required front or side yard in the R-1, R-2, R-3, R-4, and R-MH districts, except that in a single and/or multi-unit use, of the required two spaces, one space may be within the driveway area.
E. Parking maybe placed in a front of side setback in the CBD and L-1 district if no permanent fixture is placed in the required setback. (Ord. 25-001, 6-12-2025)
10-13-4: PARKING LAYOUTS:
Where more than three off-street parking spaces are required, they must be constructed in accordance with one of the four designs shown in Figure 10-13-040 or other parking layout approved by the building official and the town council.
(Ord. 25-001, 6-12-2025)
10-13-5: SIZE AND SURFACING REQUIREMENTS:
A. Parking spaces shall have a vertical clearance of at least seven (7') feet. Dimensions of spaces shall be in conformance with Figure 10-13-040.
B. Where more than three (3) off-street parking spaces are required, the parking area shall be arranged according to the dimensions and layout of the designs outlined in Figure 10-13-040 and shall include access into the parking area.
C. Where more than three (3) off-street parking spaces are created, spaces must be developed and maintained with a dust-free surface approved by the building official and town council.
D. A bond for an amount equal to the cost of those improvements shall be provided to the town to be held until such time as the required improvements are completed and approved.
E. If parking lot improvements are not completed, the bond shall be forfeited and bond proceeds shall be used to complete the project. (Ord. 25-001, 6-12-2025)
10-13-6: PLANS:
A plan of the proposed off-street parking facility shall be submitted along with the application for a building permit for the building the off-street parking is required to serve. The plan shall clearly indicate curb cuts, lighting, landscaping, construction details, fencing and other features which may be required by the town council or the building official. (Ord. 25-001, 6-12-2025)
10-13-7: LIGHTING:
Lighting used to illuminate a parking area shall be arranged in such a manner that it will not be a hazard to passing motorists or constitute a nuisance of any kind. Where the parking area is within one hundred fifty feet (150') of any property classified as residential by this title and where the parking area is directly visible by the residents within one hundred fifty feet (150'), illuminating devices shall be shaded in a manner that would direct the light away from the residential property. (Ord. 25-001, 6-12-2025)
10-13-8: MIXED AND SHARED USES:
Where two (2) or more uses are combined in one development, the total parking spaces shall be the total of the spaces required for each individual use, unless it is determined by the town council that a smaller number of spaces is adequate because of staggered use during the day and night hours or seasonal changes in use during the year. If a building has seasonal changes of use, the use that generates the most required off-street parking space shall apply. Off-street parking for a single use, unless seasonal, shall not be considered for joint use as hereinafter specified. (Ord. 25-001, 6-12-2025)
10-13-9: JOINT USE:
A. The Town Council may authorize the joint use of off-street parking facilities for the following uses or activities under the conditions specified:
1. Up to fifty percent (50%) of the required off-street parking for primarily nighttime uses such as theaters, bowling alleys, bars and supper clubs may be supplied by the parking requirement for primarily daytime uses such as banks, offices, retail, and personal service establishments.
2. Subsection A of this section may be reversed so that parking for daytime uses may be used for nighttime activities.
3. Up to fifty percent (50%) of the parking facilities required by this chapter for churches or auditoriums may be supplied by the parking facilities provided for uses primarily of a daytime or weekday use nature.
B. Where joint uses are desired, an application shall be made to the town council. The application shall contain proof that there will be no substantial conflict in the principal operating hours of the two (2) buildings or uses for which the joint use is proposed; that all other conditions within this chapter are met; and, legal documents executed by the parties involved in the joint use guaranteeing use by both parties. The legal documents shall be approved by the town attorney and recorded with the county clerk and recorder. (Ord. 253, 12-1-1998; amd. Ord. 25-001, 6-12-2025)
10-13-10: SPACES REQUIRED:
A. The town council may reduce the amount of parking spaces required by this chapter, if the existing public land in the center of a block is currently being used for parking, or where the council determines that the public land area can be used for parking. In making a reduction in the amount of parking spaces required, the council may require additional conditions, safeguards, or improvements to the public parking area;
B. No private parking space that removes or eliminates a public parking space may be counted or considered as a part of required off-street parking under this chapter;
C. Required parking spaces may not be used for storage of any kind (e.g., snow, dumpsters, boats);
The following table provides uses and the required off-street parking required for each. If the applicant proposes a use that is not found within the table the town council shall select a use that most closely matches the proposed use.
The following table provides uses and the required off-street parking required for each. If the applicant proposes a use that is not found within the table the town council shall select a use that most closely matches the proposed use.
Residential Use | Required number of spaces |
Residential Use | Required number of spaces |
Single Unit Dwelling | One (1) parking spaces |
Accessory Dwelling Unit | One (1) parking space |
Residential Uses Above One (1) Unit | One (1) parking space per unit |
Mobile Home Parks | One (1) parking space per unit |
Live Work Units | Shall include one (1) parking space for the residential unit and the non- residential use shall be calculated based on the categories below |
Non-Residential Uses | |
Agriculture | One (1) space per employee on the largest shift |
Agricultural Support | One (1) space per employee on the largest shift, plus one (1) space per two hundred square feet (200 sq. ft.) of gross floor area provided for customer sales and service operations |
Assisted Living Facilities | One (1) space per two (2) residents, plus one (1) space per employee on the largest work shift |
Banks | One (1) space per one hundred fifty square feet (150 sq. ft.) of gross floor area of customer sales and service, plus one (1) space per two hundred square feet (200 sq. ft.) of storage and/or office gross floor area, plus five (5) spaces off street waiting (loading) spaces per drive- in lane |
Beauty And Barber Shops | Three (3) spaces per operator or one (1) space per one hundred square feet (100 sq. ft.) of gross floor area, whichever is larger |
Bowling Alley | Five (5) spaces per lane, plus one (1) space per employee on the largest work shift |
Day Camps And Youth Camps | One (1) space per employee on the largest shift, plus one (1) space per camp vehicle normally parked on the premises |
Cemetery | One (1) space per employee, plus one (1) space per one thousand square feet (1,000 sq. ft.) of developed ground area |
Church | One (1) space per three (3) seats of maximum capacity of the main chapel area |
Commercial Unless Specifically Designated Elsewhere | One (1) space per two hundred square feet (200 sq. ft.) of gross floor area of customer sales and service area, plus one (1) space per three hundred square feet (300 sq. ft.) of storage and/or office gross floor area If the use has at least fifty thousand square feet (50,000 sq. ft.) of gross floor area, four (4) space per two thousand five hundred square feet (2,500 sq. ft.) of gross floor area |
Community And Recreational To Include Recreational Centers | One (1) space per three hundred square feet (300 sq. ft.) of gross floor area, or one (1) space per four (4) patrons to the maximum capacity, plus one (1) space per employee on the largest shift |
Convenience And Grocery Stores | One (1) space per two hundred square feet (200 sq. ft.) of gross floor area of customer sales and service area, plus one (1) space per three hundred square feet (300 sq. ft.) of storage and/or office gross floor area |
Entertainment | One (1) space per two hundred square feet (200 sq. ft.) of gross floor area of customer sales and service area, plus one (1) space per three hundred square feet (300 sq. ft.) of storage and/or office gross floor area If the use has at least fifty thousand square feet (50,000 sq. ft.) of gross floor area, four (4) spaces per two thousand five hundred square feet (2,500 sq. ft.) of gross floor area |
Fast Food Restaurant | One (1) space per one hundred square feet (100 sq. ft.) of gross floor area, plus one (1) space per employee on the largest work shift |
Funeral Home | One (1) space per four (4) patron seats of twenty-five (25) spaces per chapel unit, whichever is greater |
Golf Courses | Thirty-six (36) spaces per nine (9) holes, plus one (1) space per employee on the largest shift, plus fifty percent (50%) of spaces required for any accessory uses (e.g., bars, restaurants) |
Golf Driving Range | One (1) space per tee, plus one (1) space per employee on the largest work shift |
Hardware Store | One (1) space per three hundred square feet (300 sq. ft.) of gross floor area |
Heavy Industrial | One (1) space per employee on the largest shift, plus one (1) space per company vehicle normally left on the premises |
Hospital | Two (2) spaces per three (3) patient beds, plus one (1) space per staff doctor and each employee on the largest work shift |
Hotel Or Motel | One (1) space per room or suite, plus one (1) space per every three (3) employees on the largest work shift, plus one (1) space per every three (3) persons to the maximum capacity of each public meeting and/or banquet room, plus fifty percent (50%) of the spaces otherwise required for accessory uses (e.g., restaurants and bars) |
Institutional And Governmental Uses | One (1) space per patron to the maximum capacity, plus one (1) space per employee on the largest shift |
Libraries And Museums | One (1) space per three hundred square feet (300 sq. ft.) of floor area or one (1) space per four (4) seats to maximum capacity, whichever is greater, plus one (1) space per employee on the largest shift |
Light Industrial | One (1) space per employee on the largest shift, plus one (1) space per company vehicle regularly stored on premises |
Medical Offices | One (1) space per two hundred square feet (200 sq. ft.) of gross floor area plus one (1) space per employee of the largest shift |
Self-Storage Units | One (1) space per fifteen (15) storage cubicles plus two (2) space per manager’s residence, plus one (1) space per thirty (30) storage cubicles located at the warehouse office |
Nursery And Landscaping Supply | One (1) space per employee on the largest shift, plus one (1) space per three hundred square feet (300 sq. ft.) of gross floor area of inside sales or display |
Office | One (1) space per three hundred fifty square feet (350 sq. ft.) of gross floor area or one (1) space per employee of the largest shift, whichever is greater |
Personal And Professional Services | One (1) space per three hundred square feet (300 sq. ft.) of gross floor area, plus one (1) space per four hundred square feet (400 sq. ft.) of any additional floor area for customer service, plus one (1) space per employee on the largest shift |
Clubhouses/Fraternity Lodges | One (1) space per three (3) persons to the maximum capacity of the facility |
Public Services | One (1) space per employee on the largest work shift, plus one (1) space per company vehicle normally stored on premises |
Travel Trailer Park | One (1) space per rental space, plus one (1) per employee on the largest shift |
Vehicle Repair Services | One (1) space per four hundred square feet (400 sq. ft.) of gross floor area, plus one (1) space per employee on the largest shift |
Restaurant | One (1) space per four (4) patron seats or one (1) space per two hundred square feet (200 sq. ft.) of gross floor area, whichever is greater, plus one (1) space per employee on the largest work shift |
School (Daycare) | One (1) space per employee on the largest shift |
School (Elementary Or Junior High) | One (1) space per teacher and staff member, plus one (1) space per two (2) classrooms |
School (High School) | One (1) space per staff member on the largest shift, plus one (1) space per three (3) students |
School (College, Commercial Or Trade) | One (1) space per three (3) students, plus one (1) space per employee |
Shopping Center | Five (5) spaces per one thousand five hundred square feet (1,500 sq. ft.) of gross floor area |
Short Term Rentals | Shall provide the same number of spaces as if it were a long-term residential use. If rooms are rented individually then one (1) space per room for rent, whichever is larger |
Taverns, Bars, Dance Halls, Clubs, And Lounges | One (1) space per one hundred square feet (100 sq. ft.) of gross floor area, plus one (1) space per employee on the largest shift |
Theater And Auditorium | One (1) space per three (3) patrons to the maximum capacity of the facility inclusive of both indoor and outdoor capability |
Truck Terminal | One (1) space per employee on the largest shift, plus one (1) space per truck normally parked on the premises, plus one (1) space per four (4) patrons to the maximum capacity |
Vehicle Rental Service | One (1) space for every three (3) seats available for rent plus one (1) per employee on the largest shift |
Vehicle Repair And Maintenance Services | One (1) space per five hundred square feet (500 sq. ft.) of gross floor area, plus one (1) space per employee on the largest work shift |
Vehicle Sales And Service | One (1) space per two thousand square feet (2,000 sq. ft.) of gross floor area, plus one (1) space per employee on the largest shift |
Veterinary Office | One (1) space per three hundred square feet (300 sq. ft.) plus one (1) space per employee on the largest shift |
(Ord. 253, 12-1-1998; amd. Ord. 25-001, 6-12-2025)
10-13-11: CHANGE OF USE:
If the use or dimensions of a building change or if the use of a parcel of land changes and these changes result in an increase of parking demand under the parking factors in Section 10-13-110, the project shall be reviewed in its entirety to determine if the parking requirements are met. For the purposes of this section, a "parcel" shall, at a minimum, mean the entire lot upon which a building is located. If the owner of the property in question owns contiguous property which shares parking with the property being reviewed for change of use, then the contiguous property may be included in the change of use review required by this section. A site plan, showing all buildings, structures, and parking spaces, drawn to scale, shall be submitted as part of the review. The town shall not issue a building permit or a business license until the requirements of this Chapter concerning required off-street parking have been satisfied. (Ord. 25-001, 6-12-2025)
10-13-12: CREATION OF SPECIAL IMPROVEMENT PARKING DISTRICT:
In creation of any special district, provisions must be made in the establishment of the district for those in the affected area who have provided sufficient on-site parking. (Ord. 25-001, 6-12-2025)
10-13-13: VARIANCES:
Using procedures established in Chapter 3 of this title, variances may be considered by the board of adjustments when compliance to the intent of this Chapter will create a hardship due to any of the following:
A. Lot shape;
B. Lot size; or
Where enforcement of this Chapter would prohibit a change of use to the detriment of the land owner. (Ord. 25-001, 6-12-2025)
10-13-14: OFF-STREET LOADING:
A. Where a building has been newly constructed or converted to a commercial or industrial use occupying a gross floor area of ten thousand (10,000) square feet or more, a minimum of one off-street loading space thirty five feet by twelve feet (35' x 12') in size shall be made permanently available.
B. Where more than one business use is to occupy the building, the Office of the Zoning Administrator may require additional loading spaces. (Ord. 253, 12-1-1998; amd. Ord. 25-001, 6-12-2025)