It is the intent of the parking, loading and internal circulation regulations to provide for adequate off-street parking spaces to serve residential, commercial, industrial, institutional, and other land uses, and thus help to prevent congestion of City streets. Proper design of and access to parking facilities shall be required in order to protect the public health, safety, and welfare. Furthermore, it is the intent of these regulations to promote the functional efficiency of all land uses by requiring off-street parking and loading facilities consistent with modern standards.

1. On-Street Parking. No on-street parking spaces in any public rights-of-way shall be counted towards any requirements in this title. There shall be no guarantee of ownership, by any adjacent property owner, of on-street parking spaces in any public rights-of-way. There shall be no guarantee of permanence of on-street parking spaces in public rights-of-way. See OHMC 10.08.010, Parking Generally.
2. New Development. The parking, loading and internal circulation standards of this chapter shall apply to any new building constructed and to any new use or change in land use established in accordance with the standards of this chapter.
3. Expansions and Alterations. The parking, loading and internal circulation standards of this section shall apply when an existing structure or use is expanded or enlarged. Additional off-street parking and loading spaces shall be required to serve the entire building or use. However, when the increased intensity of a commercial or industrial building requires two (2) or less new spaces, no additional parking spaces shall be required. For a building containing both residential and commercial or industrial uses, the portion of the building in each respective type of use shall be considered as if it were a separate building for the purpose of applying this exemption.
4. Change of Occupancy or Change in Land Use.
   1. Off-street parking facilities shall be provided for any change of occupancy or change in land use or manner of operation that would, based on OHMC 15.46.060, Minimum Parking Space Requirements, result in a requirement for more parking or loading spaces than the existing or more recent use. However, when the increased intensity of a commercial or industrial building requires two (2) or less new spaces, no additional parking spaces shall be required. For a building containing both residential and commercial or industrial uses, the portion of the building in each respective type of use shall be considered as if it were a separate building for the purpose of applying this exemption.
   2. Off-street parking shall be paved in accordance with the provisions of OHMC 15.46.040 whenever a change of land use is requested.
   3. If a variance from the parking requirements of this title, or a previous version of this title, is granted, the variance may continue only under the following conditions:
      1. If the change in land use results in a less intensive use than the previous use for which the variance was granted and requires fewer parking spaces, the lesser number of parking spaces shall be permitted.
      2. If the new use requires more parking of 3 or more additional spaces, a new variance request shall be submitted to the Board of Zoning Appeals.
5. Obligation of Property Owner. The provision and maintenance of required off-street parking facilities are continuing obligations of the property owner or tenant. Required parking spaces shall be improved as required and made available for use before final inspection is completed by the City.
6. Location of Parking Spaces. In all zoning districts, required off-street parking shall be located on the premises intended to be served, unless a conditional use permit for a restricted accessory parking area is obtained in accordance with the provisions of OHMC 15.38.010, Conditional Uses.
7. Use of Parking Spaces. Required parking spaces shall be available for parking of vehicles of residents, customers, patrons, and employees, and shall not be used for storage of vehicles or materials or for the exclusive parking of vehicles used in conducting the business or use, and shall not be used for selling, repairing, or servicing of any vehicles.
8. Parking in Front Setback Requirements. No parking shall be permitted in any required front setback, except for a single family dwelling or a duplex. In no case shall more than fifty (50) percent of the front setback be paved or graveled.
9. Floor Area Defined. As used in this chapter, the term "floor area" shall mean the gross square footage of the unit or structure.
   

A plan, drawn to scale, indicating how the off-street parking, loading and internal circulation requirements are to be met, shall accompany an application for a building permit for parking. The plan shall show all elements necessary to indicate that the parking requirement is being fulfilled, and shall include at least the following:

1. Delineation of individual parking spaces;
2. Circulation area necessary to serve spaces;
3. Access to streets and property to be served;
4. Curb cuts and driveways;
5. Grading, drainage, and surfacing details;
6. Delineation of obstacles to parking and circulation in finished parking area;
7. Specifications as to signs and bumper guards; and
8. Landscaping and screening details.
   

The Zoning Enforcement Officer shall be responsible for making certain that all parking areas and driveways are constructed in accordance with approved plans. No certificate of occupancy for a building shall be issued by the Zoning Enforcement Officer unless all parking areas and driveways are constructed in accordance with approved plans. The location, design and improvement standards of this section shall apply to all off-street parking.

1. Layout. There shall be safe, adequate, and convenient arrangement of pedestrian pathways, bikeways, roads, driveways, and off-street parking spaces within off-street parking areas, if these are provided. Streets, pedestrian walks, parking areas, and open space shall be designed as integral parts of an overall site design which shall be properly related to existing and proposed buildings, adjacent uses and landscaped areas. The Zoning Enforcement Officer may waive some of the requirements if they are deemed, by the Officer, to be unnecessary.
2. Appearance. The materials used in the design of paving, lighting fixtures, retaining walls, fences, curbs and benches shall be of good appearance and easily maintained.
3. Maintenance. Parking lots shall be maintained in a safe operating condition so as not to create a hazard or nuisance. Grass and weeds shall not be allowed to grow between cracks and around the perimeter of lots. The provision and maintenance of required off-street parking facilities are continuing obligations of the property owner or tenant. Required parking spaces shall be properly marked and improved as required and made available for use before final inspection is completed by the Zoning Enforcement Officer.
4. Surfacing. Areas used for off-street parking, circulation or vehicle display shall be surfaced with asphalt, concrete, masonry, or other solid paving materials with sufficient strength to support the vehicle loads imposed. Gravel driveways are permitted only for single family and duplex dwellings provided that the following conditions are met:
   1. A paved apron over the entire width of the right of way must connect the gravel driveway to the street, a minimum 5’ paved apron is required;
   2. The driveway is edged with a barrier sufficient to keep the gravel solely within the driveway;
   3. The gravel used is angular and interlocking; and
   4. The area to be graveled has a maximum grade of 5% unless otherwise approved by the City Engineer’s Office.
   All off-street parking and other vehicle circulation areas shall be continuously maintained and designed to preclude free flow of storm water onto adjacent lots, properties, or public streets or ways. In addition, existing non-conforming graveled parking lots or parking spaces must be continuously maintained so that dirt, mud, and gravel shall not be tracked onto adjacent lots, properties, or public streets or ways. All land areas that are not covered with buildings or paved for off-street parking and circulation of vehicles shall be appropriately landscaped with grass or other vegetative ground cover, decorative mulch planting beds, trees or shrubs.
   
   Figure 15.46.040(a): Paved Apron for Gravel Driveways
   
   
5. Traffic Flow on Public Rights-of-Way. Driveways and areas for parking and maneuvering of vehicles shall meet the requirements of the City Manager with regard to traffic flow on public streets and alleys. Parking spaces shall be designed so that no backward movement of a vehicle onto a public right-of-way, other than an alley, will be necessary, except for single family or duplex dwellings.
6. Drainage. A parking area shall be designed to dispose of all surface water accumulation within the area in such a manner as to prevent drainage onto and across a sidewalk or onto adjoining property and shall meet all other drainage requirements of the City Manager. In addition, all such areas and driveways shall be designed, graded, constructed and drained as required by the City Manager. No such area or driveway shall be built over or interfere with the flow of an existing drainage channel unless adequate drainage facilities, as required by the City Manager, are provided to accommodate said channel. The Zoning Enforcement Officer shall be responsible for making certain that all parking and loading areas and driveways are constructed in accordance with the approved plans. No certificate of occupancy for a building shall be issued by the Zoning Enforcement Officer unless all parking and loading areas and driveways are constructed in accordance with the approved plans.
7. Configuration of Parking Spaces. No parking space shall be located in a manner so as to block access to any other parking space, except on a parking lot with a parking attendant having access to each vehicle's keys. Bumper guards or wheel barriers shall be secured to the ground surface and shall be so installed that no portion of a vehicle will project onto a public right-of-way, over adjoining property or over a sidewalk, or into a required setback, landscaping, or screen. Single-family dwellings shall be exempted from this provision, provided that the required parking spaces do not overhang nor impede a public right-of-way in any manner.
8. Lighting. Lighting of a parking area shall not interfere with surrounding areas or traffic flow. Lighting shall be arranged and designed so that no source of light is directed toward any lots used or zoned for residential use. Lighting shall be designed to shield public streets and all other adjacent lands from distracting glare, or hazardous interference of any kind. Vehicular use areas shall not be lighted at any time other than the hours of operation of the use that the parking is intended to serve, except for necessary security lighting.
9. Maximum Grade. The maximum grade for a driveway shall be seventeen (17) percent. The grade shall be measured along the path of the driveway from the property line toward the parking area.
10. Common Driveways. A common driveway shall be permitted for adjacent residential lots. A least one-half the minimum width of the service driveway shall be located on each lot. Legal evidence shall be presented to the Zoning Enforcement Officer and approved by the City Clerk, in the form of deeds, leases, or contracts to establish the joint use prior to zoning approval.
11. Abandoned Curbs and Sidewalks. When the use of property is changed, the curb and sidewalk area of abandoned driveways shall be constructed to the sidewalk and curb standards of the City Manager, except that such construction shall not be required where there is no existing sidewalk adjoining the abandoned driveway.

In addition to general design requirements specified in other sections of this chapter, the following design and construction requirements shall be satisfied in all off-street parking areas.

1. New or Expanded Parking Lots. No parking lot shall be constructed, expanded, or hard-surfaced unless and until a permit is issued by the Planning Department.
2. Parking Design Standards. Plans for the layout of off-street parking facilities shall be in accordance with the minimum requirements contained in Figure 15.46.050(a), Parking Design Standards. Parking stalls shall be delineated by striping, in accordance with general design guidelines and rules established and made available to the public by the City Manager.
   
   Figure 15.46.050(a): Parking Design Standards
3. Driveway Standards. The minimum width standards for a driveway shall be as follows:
   1. For residential uses, nine (9) feet for a one-lane driveway and eighteen (18) feet for a two-lane driveway.
   2. For commercial and semi-public uses, thirteen (13) feet for a one-lane driveway and twenty-six (26) feet for a two-lane driveway.
   3. For industrial uses, fifteen (15) feet for a one-lane driveway and thirty (30) feet for a two-lane driveway.

1. Parking Space Requirements. Off-street parking spaces shall be provided in accordance with the minimum standards included in the following table. Requirements for a building or use not specifically listed shall be determined by the Zoning Enforcement Officer based upon the requirements of similar uses.
   
   

   Land Use	Minimum On-site Parking Spaces Required
   RESIDENTIAL
   Single Family Dwelling	2 per unit
   Studio or Efficiency Dwelling	1.5 per unit
   Dwelling, Live-Work Quarters	No additional parking required above the applicable commercial parking requirement listed below
   Multi-family Dwelling	2 per unit
   Multi-family Dwelling for Elderly (non-assisted living)	1 per unit plus 1 per employee on largest shift
   Nursing Home / Assisted Living Facility	1 per 4 beds plus 1 per employee on largest shift
   Group Home	1 per 4 beds plus 1 per employee on largest shift
   Rooming or Boarding House	2 per dwelling plus 1 per rental room
   Dormitory	1.5 per sleeping room
   Bed & Breakfast	1 per guest room plus 2 for resident family
   COMMERCIAL
   Assembly Hall / Meeting Room with Fixed Seats	1 per 4 seats
   Assembly Hall / Meeting Room without Fixed Seats	1 per 100 square feet
   Financial Institution	1 per 250 square feet
   Bar / Night Club / Restaurant	1 per 100 square feet exclusive of kitchen
   Bowling Alley	3 per lane plus 1 per employee on largest shift
   Family Day Care Facility	1 per 10 children plus 1 per employee on largest shift
   Charitable Institution	1 per 500 square feet GFA plus 1 per employee
   Church	1 per 4 seats in main auditorium
   Club / Lodge	1 per 2 seats in main meeting room
   Funeral Home	1 per 200 square feet of viewing rooms plus 1 per employee
   Home-based Business, Level 2	Required parking for the dwelling plus 1
   Hospital	1 per 2 beds plus 1 per doctor plus 1 per nurse on the largest shift plus 1 per 4 additional employees
   Hotel / Motel	1 per lodging room plus 1 per 100 square feet of restaurant / bar / night club space
   Office exclusive of Medical / Dental Offices	1 per 200 square feet plus 1 per employee
   Medical / Dental Office	1 per 250 square feet plus 1 per employee
   Retail / Service / Repair Store	1 per 400 square feet plus 1 per employee
   Retail / Service / Repair Store handling bulky merchandise (furniture, appliances) or vehicles	1 per 800 square feet plus 1 per employee
   School – business, secretarial, trade, technical	6 per classroom plus 1 per employee on largest shift
   School – college, university	6 per classroom plus 1 per 300 square feet of administrative office space
   School – preschool, nursery, kindergarten, elementary, junior high	1 per classroom plus 1 per employee on largest shift
   School – senior high	1 per 4 students enrolled plus 1 per employee on largest shift
   Skating Rink	1 per 250 square feet
   Tennis / Racquetball / Handball Court	2 per court
   Unified Shopping Facility / Shopping Center	4 per 1,000 square feet GFA
   INDUSTRIAL
   Manufacturing / Industrial Establishment	1 per 1,000 square feet GFA OR 1 per 4 employees on the largest shift, whichever is greater
   Wholesale / Warehouse / Rail / Truck Freight Terminal / Indoor Storage	1 per 5,000 square feet GFA OR 1 per 4 employees on the largest shift, whichever is greater

2. Parking Demand Analysis. Uses requiring parking demand analysis have widely varying parking demands, making it difficult to specify a single requirement. The off-street parking requirement for such uses shall be established by the Zoning Enforcement Officer based on estimates of parking demand, which may include recommendations of the Institute of Traffic Engineers (ITE), data collected from uses that are the same or comparable to the proposed use, or other relevant information. The Zoning Enforcement Officer may require that an applicant submit a parking study that provides analysis and justification for the proposed number of spaces to be provided.
   Parking studies shall document the source of data used to develop the recommendations. The Zoning Enforcement Officer will review the submitted study along with any other traffic engineering and planning data that are appropriate and establish the minimum off-street parking requirement for the use proposed.
3. Rules for Computing Parking Space Requirements. The following rules shall apply when computing the number of spaces required pursuant to the table in Part A, Parking Space Requirements.
   1. Fractions. When calculation of the number of required off-street parking spaces results in a fractional number, a fraction of less than one-half shall be disregarded and a fraction of one-half or more shall be rounded to the next highest whole number.
   2. Multiple Uses or Activities. When two or more uses, activities, or separate establishments are located within the same development, off-street parking shall be provided for each use or separate establishment according to the table in Part A, Parking Space Requirements, unless a shared parking plan is approved pursuant to Part D, Joint and Shared Use Parking, or unless a parking demand analysis is performed per Part B. In the event that one or more uses within a multi-use development are of a size that would otherwise exempt them from compliance with off-street parking requirements, only one such exemption shall be permitted to be taken for the entire development.
   3. Bench Seating. When seating consists of benches, pews or other similar seating facilities, each 20 linear inches of seating space shall be counted as one seat.
   4. Employees and Occupants. For the purpose of computing parking requirements based on the number of employees, residents or occupants, calculations shall be based on the largest number of persons working on any single shift or the maximum fire-rated capacity, whichever is applicable.
4. Joint and Shared Use Parking.
   1. The joint use of a parking lot for two or more buildings or uses which are abutting or directly across the public way from each other, may be permitted, except for single-family residential and duplexes, provided that:
      1. The total number of spaces is not less than the sum required for various building or uses if computed separately unless the hours of operation are computed separately.
      2. Each use of the shared spaces shall function as if having been provided separately.
      3. A written agreement shall be prepared by and between property owners specifying the conditions for sharing and maintaining said spaces(s), and such agreement shall be filed with the City Planning Department.
   2. The Zoning Enforcement Officer may allow a reduction of total parking requirement up to twenty-five (25) percent:
      1. If the applicant can satisfactorily demonstrate the parking spaces will be shared with another adjacent land use and the lack of overlap of hours of operation of the land uses justify such a reduction, and
      2. The applicant provides the Zoning Enforcement Officer with a written agreement as described in (1)(c) above, which includes the justification for the reduction.
   3. Shared parking facilities shall provide signs on the premises indicating the availability of the facility for the patrons of the participating uses.
   4. Modifications to the structures in which the uses are located or changes in tenant occupancy shall require review for compliance with this Section.
5. Restricted Accessory Parking Lot Standards.
   1. Parking spaces in restricted accessory parking lots when approved as either a permitted or conditional use shall count toward fulfilling on-site parking requirements for the use to which the parking lot is accessory.
   2. Restricted accessory parking lots in commercial districts located directly abutting or directly across a minor street or public way shall be treated as a permitted use.
      

The design and improvement standards of this section shall apply to all off-street loading areas, when provided.

1. Surfacing. Areas used for off-street loading and circulation shall be surfaced with asphalt, concrete, masonry, or other solid paving materials with sufficient strength to support the vehicle loads imposed. Loading areas shall be continuously maintained and designed to preclude free flow of storm water onto adjacent lots properties, or public streets or ways.
2. Lighting. Lighting shall be arranged and designed so that no source of light is directed toward any lots used or zoned for residential use. Lighting shall be designed to shield public streets and all other adjacent lands from distracting glare, or hazardous interference of any kind. Vehicular use areas shall not be lighted at any time other than the hours of operation of the use that the loading is intended to serve, except for necessary security lighting.
3. Loading Area Access. Loading areas shall be located and designed to ensure that entering and exiting vehicles do not disrupt vehicle and pedestrian circulation patterns.
4. Loading Area Dimensional Standards. Each required off-street loading space shall be a minimum of ten (10) feet in width and twenty- five (25) feet in length or longer as required by the City Manager to accommodate a truck within the property, provided that a greater length shall be required whenever necessary to ensure that no vehicle using the space extends beyond a property line. Where covered, the berth shall have a vertical clearance of at least fourteen (14) feet.

1. Minimum Standards. The following parking standards shall apply to all drive-up windows and drive-through uses permitted by this title:
   1. The use shall not require an additional curb-cut in the pedestrian right-of-way;
   2. The vehicular entrance and approach to the use shall be clearly delineated by markings, striping and/or signage as determined necessary by the City Manager;
   3. The use will not create detrimental impact on surrounding properties, taking into consideration probable traffic generation, the physical relationship of the proposed use and structure to surrounding uses and structures, the probable hours of operations, and the impacts of noise and traffic generation on surrounding residential and commercial uses.
2. Queuing for Drive-Through Facilities. In addition to meeting the off-street parking requirements of this section, drive-through facilities shall comply with the following standards.
   1. Queue Space Requirements. The minimum number of queue spaces required shall be as listed in the table below.
      
      

      Use Type	Minimum Spaces	Measured From
      Bank Teller Lane	3	Teller or Window
      Automated Teller Machine	2	Teller Machine
      Restaurant Drive-Through	4	Order Box
      Car Wash Stall, Automatic	4	Entrance
      Car Wash Stall Self service	2	Entrance
      Gasoline Pump Island	1	End of Island
      All Other Retail Uses	3	Window or Building Entrance

   2. Minimum Dimensions. Each queue space shall be a minimum of ten (10) feet by twenty (20) feet in size.
   3. Design. Each queue lane shall be clearly defined and designed so as not to conflict or interfere with other pedestrian or vehicular traffic using the site.

A portion of the total number of required parking spaces shall be specifically designated, located and reserved for use by persons with disabilities.

1. Number of Spaces. Parking spaces reserved for persons with disabilities shall be counted toward fulfilling overall off-street parking standards. The minimum number of spaces to be reserved for persons with disabilities shall be as indicated in the following table:
   
   

   Residential Uses
   Parking Spaces Required	Minimum Reserved Spaces Required
   Less than 4 Dwelling Units
   4 to 25 Dwelling Units
   Non-Residential Uses and Parking Spaces Provided for Dwelling Units in Excess of 25
   Parking Spaces Required	Minimum Reserved Spaces Required
   1-25	1
   26-50	2
   51-75	3
   76-100	4
   101-150	5
   151-200	6
   201-300	7

2. Van-Accessible Parking Space Requirements. One (1) in every eight (8) accessible spaces, but not less than one (1), shall be served by an access aisle eight (8) feet wide minimum and shall be designated “van accessible” as required by Americans with Disabilities Act of 1990. The vertical clearance at such spaces shall comply with Americans with Americans with Disabilities Act of 1990. All such spaces may be grouped on one (1) level of a parking structure.
3. Minimum Dimensions. All parking spaces reserved for persons with disabilities shall be at least nineteen (19) feet in length and at least eight (8) feet wide and shall provide minimum vertical clearance of eight (8) feet two (2) inches at the parking space and along at least one vehicle access route to such spaces from site entrance(s) and exit(s). Parking access aisles shall be part of an accessible route to the building or facility entrance and shall be five (5) feet wide, except parking spaces reserved for vans, which shall be eight (8) feet. Two (2) accessible parking spaces may share a common access aisle. Parked vehicle overhangs shall not reduce the clear width of an accessible route. Parking spaces and access aisles shall be level with surface slopes not exceeding 1:50 (2 percent) in all directions.
4. Location of Parking Spaces. Accessible parking spaces serving a particular building shall be located on the shortest accessible route of travel from adjacent parking to an accessible entrance. In parking facilities that do not serve a particular building, accessible parking shall be located on the shortest accessible route of travel to an accessible entrance of the parking facility. In buildings with multiple accessible entrances with adjacent parking, accessible parking spaces shall be dispersed and located closest to the accessible entrances.
5. Signs and Markings. Required spaces for persons with disabilities shall be designated with signs and pavement markings identifying them as reserved for persons with disabilities. The required sign shall clearly indicate the maximum fine assessed on violators. The size of the sign shall not exceed four square feet. Van-accessible spaces shall have an additional sign “Van-Accessible” mounted below the symbol of accessibility. Such signs shall be located so as not to be obscured by a vehicle parked in the space.
6. Passenger Loading Zones. Passenger loading zones shall provide an access aisle at least five (5) feet wide and twenty (20) feet long adjacent and parallel to the vehicle pull-up space. If there are curbs between the access aisle and the vehicle pull-up space, then a curb ramp complying with the Americans with Disabilities Act of 1990 shall be provided. Vehicle standing spaces and access aisles shall be level with surface slopes not exceeding 1:50 (2 percent) in all directions. Minimum vertical clearance of nine (9) feet six (6) inches shall be provided at accessible passenger loading zones and along at least one vehicle access route to such areas from site entrances(s) and exit(s).