(1)

Purpose. The purpose of the off-street parking and loading area standards are to promote functional and safe parking areas that are:

(a)

Limited in scale;

(b)

Designed to minimize conflicts with active transportation modes;

(c)

Designed to mitigate heat island effects or generate sustainable power.

(2)

Applicability. The off-street parking and loading provisions of this chapter apply to all new development and modifications to existing development, including changes of use, unless otherwise stated in this chapter.

(Ord. No. 1486-24, § 13, 6-10-24)

Parking lot area shall be based on the cumulative area measured around the perimeter of all parking spaces, vehicle maneuvering areas, interior walkways, and interior landscaping areas. This requirement applies to parking areas scattered throughout a property or that span multiple lots but serve a common use or uses.

(Ord. No. 1486-24, § 13, 6-10-24)

All development where new parking is provided, must comply with the following:

(1)

Parking Space and Aisle Dimensions. Off-street parking lot design must comply with the dimensional standards set forth in Figure 73-1.

(a)

Exception: Parking structures and underground parking where space length and width requirements for a standard size space may be reduced by one-half feet and vehicular access at the entrance may be a minimum of 18 feet in width, if gated.

(2)

Surface Materials.

(a)

Parking areas must be constructed of asphalt, concrete, pervious concrete, pavers, or grasscrete. Gravel is not an acceptable material;

(b)

Pavers, pervious concrete, or grasscrete are encouraged for parking spaces in or abutting the Natural Resource Protection Overlay District, Other Natural Areas, or in a Clean Water Services Vegetated Corridor; and

(c)

Parking lots must be maintained adequately for all-weather use and drained to avoid water flow across sidewalks.

(3)

Wheel Stops. Parking bumpers, wheel stops, or curbing must be provided to prevent cars from encroaching on adjacent landscaped areas, or adjacent pedestrian walkways.

(4)

Circulation.

(a)

Drives to off-street parking areas must be designed and constructed to facilitate the flow of traffic, provide maximum safety of traffic access and egress, and maximum safety of pedestrians and vehicular traffic on the site; and

(b)

Groups of more than four parking spaces must be located and served by driveways so that their use will require no backing movements or other maneuvering within a street right-of-way, other than an alley.

(5)

Lighting. Artificial lighting, must be deflected to not shine or create direct glare on adjacent properties, street right-of-way, a Natural Resource Protection Overlay District, Other Natural Areas, or a Clean Water Services Vegetated Corridor.

(6)

Screening.

(a)

Parking lot landscaping must be provided pursuant to the requirements of TDC 73C.200-230; and

(b)

Except for parking to serve residential uses, parking areas adjacent to or within residential zones or adjacent to residential uses must be designed to minimize disturbance of residents.

(7)

Accessible Parking. Accessible parking spaces must meet federal and state building code standards applicable at time of construction or alteration. Such parking spaces must be sized, signed, and marked in compliance with ORS 447.

(8)

Compact Parking. Parking spaces for sub-compact vehicles must not exceed 35 percent of the total parking provided.

(9)

Employee Parking. New commercial, institutional, and/or industrial developments with more than 50 parking spaces, must provide preferential parking for carpools and vanpools. The number of carpool/vanpool parking spaces shall be at least ten percent of the amount of parking spaces provided.

(10)

Electrical Service Capacity. Electrical service capacity, as defined in ORS 455.417 must be provided to new off-street parking spaces subject to the following standards. Variance requests to these standards are prohibited.

(a)

Non-residential development and residential or mixed use developments with less than five dwelling units must provide electrical service capacity to a minimum of 20 percent of all off-street vehicle parking spaces on the site.

(b)

Residential or mixed-use development with five or more dwelling units must provide electrical service capacity to a minimum of 40 percent of all off-street vehicle parking spaces on site.

(11)

Maximum Coverage. For developments with more than 65,000 square feet of floor area on site, the total area of surface parking must not exceed the total square footage of the floor area on that site.

(12)

Tree Canopy. Tree canopy must be provided over parking areas in compliance with the following standards.

(a)

Developments with off-street parking areas less than one-half acre (21,780 square feet) in size, as measured using the method provided in TDC 73C.020, must provide a minimum effective tree canopy coverage of 30 percent over all parking areas.

(b)

Developments with off-street parking areas of one-half acre (21,780 square feet) or more, as measured using the method provided in TDC 73C.020, must provide trees along driveways.

(i)

Trees must be planted an average of not more than 30 feet on center, except when interrupted by driveways, drive aisles, and other site design considerations; and

(ii)

The required landscape area must be a minimum of five feet in width, as measured from the inside of any proposed curb.

(c)

Development of a tree canopy plan under this section shall be done in coordination with the local utility provider.

(13)

Climate Mitigation. Developments with off-street parking areas of one-half acre (21,780 square feet) or more, as measured using the method provided in TDC 73C.020, must provide at least one of the following:

(a)

Installation of solar panels with a generation capacity of at least 0.5 kilowatt per new off-street parking space. Panels may be located anywhere on the property, subject to Tualatin Development Code standards.

(b)

Invest at least 1.5 percent of the project cost on green energy, in compliance with OAR 330-135-0010. This provision applies to public projects only.

(c)

Tree canopy covering at least 40 percent of the new parking lot area at maturity, but no more than 15 years after planting.

(Ord. No. 1486-24, § 13, 6-10-24)

(1)

Parking Table. Table 73C-1 lists the maximum permitted vehicle and minimum required bicycle parking requirements listed for land use types.

(2)

Parking Categories.

(a)

Parking Zone A. Parking Zone A reflects the maximum number of permitted vehicle parking spaces allowed for each listed land use. Parking Zone A areas include those parcels that are located within the town center (Comprehensive Plan Map 10-4), one-quarter mile walking distance of bus transit stops that have 20-minute peak hour transit service, or one-half mile walking distance of light rail station platforms that have 20-minute peak hour transit service.

(b)

Parking Zone B. Parking Zone B reflects the maximum number of permitted vehicle parking spaces allowed for each listed land use. Parking Zone B areas include those parcels that are located within one-quarter mile walking distance of bus transit stops, one-half mile walking distance of light rail station platforms, or both, and that have a greater than 20-minute peak hour transit service. Parking Zone B areas also include those parcels that are located at a distance greater than one-quarter mile walking distance of bus transit stops and one-half mile walking distance of light rail station platforms, or both,

(c)

Dual Parking Zones. If a parcel is partially located within Parking Zone A, then the use(s) located on the entire parcel shall observe the Parking Zone A ratios.

(3)

Ratios. Calculations to determine the parking quantities must be rounded to the nearest whole number.

(4)

Uses Not Listed. For uses not specifically mentioned in Table 73C-1, a use determination may be requested as provided in TDC 31.070 for the purposes of determining off-street parking facilities for vehicles and bicycles.

(Ord. No. 1486-24, § 13, 6-10-24)

(1)

Requirements. Bicycle parking facilities must include:

(a)

Long-term parking that consists of covered, secure stationary racks, lockable enclosures, or rooms in which the bicycle is stored;

(i)

Long-term bicycle parking facilities may be provided inside a building and/or parking garage in secure and accessible locations.

(b)

Short-term parking provided by secure stationary racks (covered or not covered), which accommodate a bicyclist's lock securing the frame and both wheels.

(2)

Standards. Bicycle parking must comply with the following:

(a)

Each bicycle parking space must be at least six feet long and two feet wide, with overhead clearance in covered areas must be at least seven feet;

(b)

A five-foot-wide bicycle maneuvering area must be provided beside or between each row of bicycle parking. It must be constructed of concrete, asphalt, or a pervious hard surface such as pavers or grasscrete, and be maintained;

(c)

Access to bicycle parking must be provided by an area at least three feet in width. It must be constructed of concrete, asphalt, or a pervious hard surface such as pavers or grasscrete, and be maintained;

(d)

Bicycle parking areas and facilities must be identified with appropriate signing as specified in the Manual on Uniform Traffic Control Devices (MUTCD) (latest edition). At a minimum, bicycle parking signs must be located at the main entrance and at the location of the bicycle parking facilities;

(e)

Bicycle parking must be located in convenient, secure, and well-lighted locations approved through the Architectural Review process. Lighting, which may be provided, must be deflected to not shine or create glare into street rights-of-way or fish and wildlife habitat areas;

(f)

Required bicycle parking spaces must be provided at no cost to the bicyclist, or with only a nominal charge for key deposits, etc. This does not preclude the operation of private for-profit bicycle parking businesses;

(g)

Bicycle parking may be provided within the public right-of-way in the Core Area Parking District subject to approval of the City Engineer and provided it meets the other requirements for bicycle parking; and

(h)

The City Manager or the Architectural Review Board may approve a form of bicycle parking not specified in these provisions but that meets the needs of long-term and/or short-term parking pursuant to Architectural Review.

(Ord. No. 1486-24, § 13, 6-10-24)

Any portion of existing off-street parking areas may be redeveloped as a bicycle-oriented or transit-oriented facility including bicycle parking, bus stops and pullouts, bus shelters and park and ride stations, and similar facilities. Conversion to such uses is reviewed through the Architectural Review process.

(Ord. No. 1486-24, § 13, 6-10-24)

Parking facilities for two or more uses, structures, or parcels of land may be shared. The right to shared use parking must be evidenced by a recorded deed, lease, contract, or similar written instrument establishing the shared use.

(Ord. No. 1486-24, § 13, 6-10-24)

(1)

The minimum number of off-street loading berths for commercial, industrial, and institutional uses is as follows:

(2)

Loading berths must not use the public right-of-way as part of the required off-street loading area.

(3)

Required loading areas must be screened from public view, public streets, and adjacent properties by means of sight-obscuring landscaping, walls or other means, as approved through the Architectural Review process.

(4)

Required loading facilities must be installed prior to final building inspection and must be permanently maintained as a condition of use.

(5)

The off-street loading facilities must be on the same lot or parcel as the structure they are intended to serve.

(6)

A driveway designed for continuous forward flow of passenger vehicles for the purpose of loading and unloading children must be located on the site of a school or child day care center having a capacity greater than 25 students.

(Ord. No. 1486-24, § 13, 6-10-24)

Parking lot driveways and walkways must comply with the following requirements:

(1)

Residential Use. Minimum requirements for residential uses:

(a)

Ingress and egress for single-family residential uses and duplexes, must be paved to a minimum width of ten feet. Maximum driveway widths must not exceed 26 feet for one and two car garages, and 37 feet for three or more car garages. For the purposes of this section, driveway widths must be measured at the right-of-way line.

(b)

Parking lots driveways and walkways for townhouses, triplexes, quadplexes, and cottage clusters must be provided consistent with the provisions of Chapter 73A.

(c)

Ingress and egress for multi-family residential uses must not be less than the following:

(2)

Commercial Uses. Ingress and egress for commercial and institutional uses must not be less than the following:

(3)

Industrial Use. Ingress and egress for industrial uses must not be less than the following:

(4)

Institutional Uses. Ingress and egress must not be less than 24 feet. In all other cases, ingress and egress for institutional uses must not be less than the following:

(5)

One-way Ingress or Egress. When approved through the Architectural Review process, one-way ingress or egress may be used to satisfy the requirements. However, the hard surfaced pavement of one-way drives must not be less than 16 feet for multi-family residential developments (as defined in TDC 31.060), commercial, or industrial uses.

(6)

Maximum Driveway Widths and Other Requirements.

(a)

Unless otherwise provided in this chapter, maximum driveway widths for Commercial, Industrial, and Institutional uses must not exceed 40 feet.

(b)

Driveways must not be constructed within five feet of an adjacent property line, unless the two adjacent property owners elect to provide joint access to their respective properties, as provided by TDC73C.040.

(c)

The provisions of subsection (b) do not apply to townhouses, duplexes, triplexes, quadplexes, and cottage clusters which are allowed to construct driveways within five feet of adjacent property lines.

(d)

There must be a minimum distance of 40 feet between any two adjacent driveways on a single property unless a lesser distance is approved by the City Manager.

(e)

Must comply with the distance requirements for access as provided in TDC 75.

(f)

Must comply with vision clearance requirements in TDC 75.

(Ord. No. 1486-24, § 13, 6-10-24)

PARKING LOT LANDSCAPING

When calculating tree canopy coverage, the following rules must be followed:

(1)

The expected diameter of the tree crown at 15 years must be used to calculate tree canopy coverage, regardless of if the tree is mature at that time;

(2)

Parking lot area under the canopy that is either paved surface or interior and perimeter parking lot landscaping will count towards meeting the required canopy coverage standard;

(3)

Trees located off-site, including those in the public right-of-way, do not count towards the canopy coverage standard;

(4)

Canopy that covers structures does not count towards the canopy coverage standard, unless the tree canopy covers an unenclosed carport; and

(5)

Canopy area with significant overlap does not count towards the canopy coverage standard. Significant overlap is defined as any overlap greater than five feet. The overlap measurement is the length of a line segment within the overlap area of a line between tree canopy trucks/centers. See Figure 73-3.

(Ord. No. 1486-24, § 13, 6-10-24)

All development where new parking is provided, must comply with the following landscaping requirements:

(1)

General. Locate landscaping or approved substitute materials in all areas not necessary for vehicular parking and maneuvering.

(2)

Clear Zone. Clear zone required for the driver at ends of on-site drive aisles and at driveway entrances, vertically between a maximum of 30 inches and a minimum of eight feet as measured from the ground level.

(a)

Exception: does not apply to parking structures and underground parking.

(3)

Perimeter. Minimum five feet in width in all off-street parking and vehicular circulation areas, including loading areas and must comply with the following.

(a)

Deciduous trees located not more than 30 feet apart on average as measured on center;

(b)

Shrubs or ground cover, planted so as to achieve 90 percent coverage within three years;

(c)

Plantings which reach a mature height of 30 inches in three years which provide screening of vehicular headlights year round;

(d)

Native trees and shrubs are encouraged; and

(e)

Exception: Not required where off-street parking areas on separate lots are adjacent to one another and connected by vehicular access.

(4)

Landscape Island. Minimum 25 square feet per parking space must be improved with landscape island areas and must comply with the following.

(a)

May be lower than the surrounding parking surface to allow them to receive stormwater run-off and function as water quality facilities as well as parking lot landscaping;

(b)

Must be protected from vehicles by curbs, but the curbs may have spaces to allow drainage into the islands;

(c)

Islands must be utilized at aisle ends to protect parked vehicles from moving vehicles and emphasize vehicular circulation patterns;

(d)

Landscape separation required for every eight continuous spaces in a row.

(e)

Must be planted with one deciduous shade trees for every four parking spaces; Required trees must be evenly dispersed throughout the parking lot;

(f)

Must be planted with groundcover or shrubs;

(g)

Native plant materials are encouraged;

(h)

Landscape island areas with trees must be a minimum of five feet in width (from inside of curb to curb);

(i)

Required plant material in landscape islands must achieve 90 percent coverage within three years; and

(j)

Exceptions:

(i)

Landscape square footage requirements do not apply to parking structures and underground parking.

(5)

Driveway Access. For lots with 12 or more parking spaces, site access from the public street must be defined by:

(a)

Landscape area at least five feet in width on each side of the site access; and

(b)

Landscape area must extend at the following lengths:

(i)

Commercial and institutional development must extend 25 feet back from the right-of-way line.

(ii)

Industrial development must extend 30 feet back from the right-of-way line.

(c)

Exceptions: Does not apply to parking structures and underground parking which must be determined through the Architectural Review process.

(Ord. No. 1486-24, § 13, 6-10-24)

Multi-family residential uses (as defined in TDC 31.060) must comply with the following landscaping requirements for parking lots in addition to those listed in TDC 73C.210:

(1)

Setback. Minimum 10-foot landscape setback must be provided between the property lines and parking areas and must comply with the following:

(a)

Must be planted with deciduous trees an average of not more than 30 feet on center and shrubs at least 30 inches in height which provide screening of vehicular headlights; and

(b)

Native trees and shrubs are encouraged.

(2)

Transition. Minimum 10-foot landscaped transition area between parking and vehicle circulation areas and buildings and shared outdoor areas and must comply with the following:

(a)

Deciduous shade trees located at not less than 30 feet on center must be located in this transition area;

(b)

Groundcover plants mixed with low shrubs must completely cover the remainder of this area within three years;

(c)

Native trees and shrubs are encouraged; and

(d)

Exceptions: Minimum 10-foot landscaped transition area does not apply to Duplexes and Townhouses.

(Ord. No. 1486-24, § 13, 6-10-24)

Uses located within the Mixed Use Commercial zone must comply with the following landscaping requirements for parking lots in addition to those listed in TDC 73C.210.

(1)

Screening. Additional specifications for parking and loading area screening are as follows:

(a)

Landscaped parking areas must include special design features that effectively screen the parking lot areas from public right-of-way view. These design features may include the use of landscaped berms, decorative walls and raised planters; and

(b)

Trees must be planted in landscaped islands in all parking areas, and must be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect.

(Ord. No. 1486-24, § 13, 6-10-24)