Area suitable for parking or storing automobiles in off-street locations shall hereafter be required in all zoning districts, except in the central business district, at the time of the initial construction of any principal building, or when a structural alteration or other changes in a principal building produces an increase in dwelling units, guest rooms, floor area, seating or bed capacity or which changes the use so as to require more parking to serve that use, or when a conversion in use occurs. Such off-street parking area shall have direct access to a street or alley, and shall be provided and maintained in accordance with the requirements of this ordinance.

The number of off-street parking spaces shall be calculated on the basis of the use of the land or principal building on a lot, according to requirements indicated in columns 2 and 3:

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703.1 Location of off-street parking areas: All parking spaces required herein shall be located on the same lot with the principal building or use or uses served, except as noted in section 705.

703.2 Mixed uses: Where more than one principal or accessory use or uses, whether with the same or different parking requirements occupy the same building or premises or in the case of joint use of a building or premises by more than one use having the same parking requirements, the parking spaces required shall equal the sum of the requirements of the various uses computed separately.

703.3 Change in use, alteration of use, or extension of use: Off-street parking spaces shall be provided in accordance with these regulations whenever a building or use is changed, altered, or enlarged in floor area, number of employees, number of dwelling units, seating capacity or otherwise. In proportion to the change, alteration or total floor area.

703.4 Requirements for uses not specifically listed: The parking space requirements for a use not specifically listed in section 702 shall be the same as for a listed use of similar characteristics of parking demand generation, as determined by the planning commission.

703.5 Reduction of requirements: The total number of parking spaces required may be reduced by up to ten percent below that otherwise required by this ordinance when it can be demonstrated that such reduction is warranted by some particular circumstance, subject to the approval of the planning commission.

703.6 Compilation of total employment: Except as otherwise provided, the number of employees shall be compiled on the basis of the number of persons employed on the premises at one time on an average day or average night, whichever is greater. Seasonal variations in employment may be recognized as determining an average day.

703.7 Fractional computations: Where fractional spaces result, the parking spaces required shall be construed to be the next highest whole number.

In all non-residential districts and developments, driveways, aisles, parking, maneuvering space and turn-around space shall be paved with asphalt or concrete. In the industrial district where heavy equipment is being stored or utilized slag or crushed rock may be substituted for asphalt or concrete paving. In instances where residential dwelling units are being converted to commercial uses which require less than five spaces, the paving of said spaces may be delayed until a new occupant or use requires five parking spaces or more.

704.1 Parking spaces: Each required off-street parking space shall contain a minimum of 200 square feet and have a minimum measurement of ten feet in width and 20 feet in length. All spaces shall be marked with white or yellow fluorescent paint except when slag or rock is used.

704.2 External and internal driveways: A sufficient number of driveways and aisles of sufficient width, as determined by the city engineer and/or city planner, shall be provided for all off-street parking lots.

No maneuvering or turn-around aisle shall be located on any public right-of-way.

Required off-street parking areas for one- and two-family residences shall be located on the same lot as the principal building to be served. Under unusual circumstances and hardships, however, as determined by the planning commission, parking areas of all other permitted uses may be located off-site, provided that the parking area is not more than 300 feet from the premises of the principal building or use to be served by such areas and provided that the owner or owners of said site relinquish by means of a covenant agreement with the city all development rights over his property until such time that equivalent parking space is provided elsewhere. A certificate of recording of the covenant or agreement shall be furnished to the building inspector.

Two or more principal uses may utilize a common area in order to comply with off-street parking requirements, provided that the total number of individual spaces available in such common area is not less than the sum of the spaces required for the individual uses as separately computed in accordance with the provisions of this section, and provided that where such space is not located on the same lot as the principal use or uses, the owner of said lot relinquishes through a covenant agreement with the city, his development rights over the property until such time as parking space is provided elsewhere or on the same premises as the principal use or uses. The total parking spaces required may be reduced below that otherwise required by this ordinance for common parking facilities when it can be demonstrated that such reduction in parking requirements is warranted by the particular grouping of uses, subject to approval of a use permit by the planning commission.

Areas suitable for loading and unloading motor vehicles in off-street locations and specifically designated for this purpose, shall hereafter be required except in the downtown commercial (C-2) district at the time of the initial construction or alteration or conversion of any building or structure used or arranged to be used for commercial, industrial, governmental, or multifamily residential purposes. Such off-street loading areas shall have access to a public alley or street and shall be provided and maintained in accordance with the following requirements, the computation of which shall not be included in the off-street parking requirements.

The number of off-street loading spaces shall be calculated on the basis of the use of the land or principal building on the lot, according to the requirements indicated in this section.

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Each off-street loading and unloading space required by the provisions of this ordinance shall be at least 12 feet wide, 40 feet long and 14 feet high. Such space shall be clear and free of obstructions at all times.

Required off-street loading and unloading areas shall in all cases be located on the same lot or parcel of land as the structure they are intended to serve, except with special permission of mayor and council. In no case shall the required off-street loading space be considered as part of the area provided to satisfy off-street parking requirements as listed herein.

All uses, whether specified in this ordinance or not, shall provide off-street loading areas sufficient for their requirements. Such space shall be adequate so that no vehicle being loaded or unloaded in connection with normal operations shall stand in or project into a public street, walk, alley or way.