(a)

Purpose and Intent. The purpose of this Section is to ensure that an adequate, safe and convenient arrangement of off-street parking and loading spaces are provided on every site requiring site plan approval. Such off-street parking and loading facilities shall be designed as an integral part of an overall site design and shall be properly related to existing and proposed buildings and appropriate landscaping. Parking facilities shall be landscaped and screened to the extent necessary to eliminate unsightliness and monotony of large concentrations of parked cars. Parking facilities shall be designed with careful regard to orderly arrangement, topography, landscaping, ease of access and shall be developed as an integral part of an overall site design.

Off-street parking spaces shall be required for all uses in all zoning districts except the CD, Downtown Commercial District. Off-street loading facilities shall be provided as required by Section 17.16.010(h).

(b) Procedure. Every site plan application for the construction or improvement of a parking and/or loading facility shall include therewith a landscape plan, drawn to scale, showing any off-street parking or loading facilities and related site improvements and landscaping.

(c)

Increased Parking Demand. Off-street parking and/or loading facilities shall be increased to equal or exceed the requirement for the entire building, structure or site when a change of use or an increase in the number of dwelling units, floor area, seating capacity or other unit of measurement specified hereinafter as a means for determining required off-street parking and loading facilities occurs, and when such a change or increase results in a requirement for greater total off-street parking and/or loading spaces than are provided on the subject site.

(d)

General Provisions.

A.

Prohibition of Large Commercial Vehicles on Residential Parking Facilities. Facilities accessory to a residential use which are developed in any residential district in accordance with the requirements of this chapter shall be used solely for the parking of passenger automobiles or commercial vehicles of not more than five (5) tons gross weight owned by occupants of the dwelling structures to which such facilities are accessory, or by guests or tenants of such occupants or owners.

B.

Prohibition of Repair, Service or Sales Use of Parking Facilities. No required off-street parking or loading facilities shall be utilized for motor vehicle repair work, service, display or sales of any kind, except as expressly permitted elsewhere in this title.

C.

Prohibition of Use of Required Parking as Commercial or Public Lot. No area designated as a required parking area in connection with any designated building, structure, site or use shall be operated as a commercial or public parking facility providing parking spaces for the general public.

D.

Parking Access. Except for single-family residential dwellings and duplexes, all parking access shall be designed to prevent the need to back directly onto a public road or right-of-way.

E.

Location of Parking or Loading Space. All required off-street parking or loading spaces shall be provided on the same parcel of land occupied by the use or building to which it is appurtenant; provided, however, that where there are, in judgment of the Planning Commission, practical difficulties in satisfying the requirement for parking space and/or if the public safety or convenience would be better served by another location, the Planning Commission may authorize an alternative location for any portion of the required parking for a non-residential use which will adequately serve the public interest, subject to the following conditions.

(1)

Required accessory off-street parking facilities may be provided elsewhere than on the lot on which the principal use served is located and shall not exceed twenty (20) percent of the total parking required, provided that the property occupied as parking is in the same possession, either by deed, by easement, or by long-term lease.

(2)

Accessory Off-Street Parking shall be available within a walking distance of not more than five hundred (500) feet measured from the nearest property line of the premises to the nearest part of the accessory parking area.

(e)

Design and Maintenance Standards.

A.

Size of Parking Spaces. Parking spaces shall be a minimum of nine (9) feet wide and eighteen (18) feet long.

B.

Reduction in Space Size. The Planning Commission may approve the used of continuous concrete curbs as wheel stops and thus measure the size of parking spaces to be two (2) feet less in length than otherwise required. In such instances the parking layout should allow for the vehicle to overhang the curb by two (2) feet and such overhang area must be clear of all obstructions (signs, trees, etc.) and may not be regarded as required landscape area or pedestrian circulation space.

C.

Parking Surface and Drainage. All open off-street parking areas, except those accessory to one- or two-family dwellings, shall be improved with a compacted select rock base surfaced with an all-weather, dustless material suitably designed for the intended use to a standard approved by the City Engineer. Parking and loading facilities shall be provided with adequate storm water drainage facilities to prevent damage or inconvenience to abutting property and/or public streets and alleys.

D.

Pavement Marking. All parking spaces shall be marked by durable painted lines at least four (4) inches wide and extending the length of the space or by curbs or other means to indicate individual spaces. Handicapped parking spaces shall be identified through the use of light blue painted lines (see Section 17.16.010(f)(5)). Signs or markers located on the surface within a parking facility shall be used as necessary to ensure efficient and safe traffic operation of the facility.

E.

Maintenance. Any person operating or owning a parking facility shall keep it free, as may be practical, of dust and loose particles and shall promptly remove the snow and ice from the surface of the parking facility. Such person shall also keep all adjacent sidewalks free from dirt, ice, sleet and snow and shall keep the sidewalks in a safe condition for use by pedestrians. All signs, markers or any other methods used to indicate direction of traffic movement and location of parking spaces shall be maintained in a neat and legible condition. Likewise any walls, landscaping including trees and shrubbery, as well as surfacing and curbing of the parking facility, shall be maintained in good condition throughout its use for parking purposes.

(f)

Required Off-Street Parking Spaces.

(1)

[Generally.]

A.

Rules for Computing Parking Spaces. In computing the number of required off-street parking spaces, the following rules shall apply:

(1)

Floor area shall mean the gross area of the entire building of the specific use.

(2)

Where fractional spaces result, the parking spaces required shall be the next greater whole number.

(3)

In the case of mixed uses, the parking spaces required shall be computed separately for each use except as provided in Section 17.16.010(f)(7)F.(2).

(4)

All required parking shall be available at all times for the use for which the parking is required except as specifically provided by this chapter.

(5)

In the case of bench seating, such as pews in a place of worship, eighteen (18) lineal inches of bench seating shall equate to one (1) seat.

(6)

For residential uses, off-street parking requirements can be met through the use of a garage and/or paved parking spaces located outside of any right-of-way.

(7)

If a specific land use is not included in the list of uses for which parking space requirements are specifically listed, then the required parking for that use shall be determined by using the required parking for the most similar use in its two-digit Standard Industrial Classification (SIC) code.

B.

General Parking Requirements.

(1)

Shopping Centers with less than fifty thousand (50,000) square feet of floor area designed for retail uses in SIC codes 53, 54, 56, and 59, and personal establishments, shall provide six (6) parking spaces per one thousand (1,000) square feet of floor area unless the proposed mix of land uses in the shopping center require a higher number in which case the higher number shall be required.

(2)

Shopping Centers with greater than fifty thousand (50,000) square feet of floor area designed for retail uses in SIC codes 53, 54, 56 and 59, and personal service establishments, shall provide three hundred (300) parking spaces plus five and one-half (5½) parking spaces per one thousand (1,000) square feet of floor area in excess of fifty thousand (50,000) square feet unless the proposed mix of land uses in the shopping center require a higher number in which case the higher number shall be required.

(3)

Residential uses: Two (2) spaces per dwelling unit.

(4)

Churches, other places of worship, public buildings, auditoriums, and other places of public assembly: One (1) space for each four (4) seats.

(5)

General offices including professional, governmental or institutional except as specifically enumerated in this chapter: For buildings less than fifteen thousand (15,000) square feet, one (1) space per two hundred (200) square feet of floor area. For buildings greater than fifteen thousand (15,000) square feet, one (1) space per two hundred fifty (250) square feet.

(2)

Agriculture, Forestry and Fishing (SIC codes 01—14).

A.

Veterinary Services: One (1) parking space per two hundred fifty (250) square feet of floor area.

B.

Dog Grooming: One (1) parking space per two hundred (200) square feet of floor area.

C.

All other uses: One (1) parking space per five hundred (500) square feet of floor area.

(3)

Construction (SIC codes 15—17). One (1) space per five hundred (500) square feet of floor area plus one (1) space per three thousand (3,000) square feet of outdoor storage area.

(4)

Manufacturing, Transportation, Communication and Utility Uses (SIC codes 19—49).

A.

Manufacturing (SIC codes 19—39).

(1)

Research and development facility: One (1) parking space per four hundred (400) square feet of floor area.

(2)

All other manufacturing: One (1) parking space for every five hundred (500) square feet of floor area.

B.

Transportation, communication and utility uses (all uses within SIC codes 40—49): One (1) parking space for every four hundred (400) square feet of floor area.

(5)

Wholesale and Retail Trade (SIC codes 50—59).

A.

Automotive (SIC code 55) [not including Automobile Repair (SIC code 75)].

(1)

Automobile or boat dealers (SIC codes 5510, 5520, 5550, 5560 and 5590): One (1) space per two hundred fifty (250) square feet of showroom floor area plus two (2) parking spaces per service bay. Parking spaces typically occupied by new or used automobiles for sale shall not be counted towards the required off-street parking requirements. Such parking spaces occupied by automobiles for sale do not have to meet the minimum parking space requirements specified in this title.

(2)

Auto parts stores (SIC code 5530): One (1) space per three hundred (300) square feet of floor area.

(3)

Gasoline service stations (SIC code 5540): One (1) space per two hundred (200) square feet of floor area plus two (2) spaces for every service bay.

(4)

All other automotive uses: One (1) space per three hundred (300) square feet of floor area.

B.

Building materials and garden supplies (SIC code 52): One (1) space per three hundred (300) square feet of floor area plus one (1) space per one thousand (1,000) square feet of outdoor display area.

C.

Furniture and home furnishings stores (including carpeting and major appliances) (SIC code 57); One (1) space per three hundred (300) square feet of floor area.

D.

General retail establishments (general merchandise, food, apparel and accessories, and miscellaneous retail stores) (SIC codes 53, 54, 56 and 59): Five (5) spaces per one thousand (1,000) square feet of floor area.

E.

Restaurants and bars (SIC code 58): One (1) space per one hundred (100) square feet of floor area plus one (1) parking space per each eight (8) seats in an outdoor seating area.

F.

Wholesaling, warehousing and storage businesses (SIC codes 50 and 51) shall have their parking requirements based on the following:

OR one (1) space per employee on the largest shift, whichever is greater.

(6)

Finance, Insurance and Real Estate (SIC codes 60—69).

A.

Banks and savings and loans (SIC code 60): One (1) space per two hundred (200) square feet of floor area.

B.

All other finance (credit agencies, securities and commodities services), insurance and real estate offices: One (1) space per two hundred fifty (250) square feet of floor area.

(7)

Services (SIC codes 70—89).

A.

Hotels and other lodging places (SIC code 70).

(1)

Hotels, motels, and similar lodging facilities: one and one-tenth (1.1) spaces per rentable room plus one (1) space for each four (4) seats in the restaurant and lounge plus one (1) space per five hundred (500) square feet of conference rooms.

(2)

Bed and Breakfast Inns: two (2) spaces plus one (1) space for each room offered for overnight accommodations.

B.

Personal services (SIC code 72).

(1)

Laundry, cleaning and garment services (SIC code 7210).

a.

Dry cleaning pick-up establishments (SIC code 7219): One (1) space per one hundred fifty (150 square feet of floor area for the pick-up area and one (1) space per three hundred (300) square feet of floor area for clothing storage and other areas.

b.

All other uses: One (1) space per three hundred (300) square feet of floor area.

(2)

Barber shops, beauty shops, nail salons and tanning salons (SIC codes 7230 and 7240): Two and one-half (2.5) spaces per barber, beautician and/or manicurist station.

(3)

Funeral homes, mortuaries and similar facilities (SIC code 7260): One (1) space per one hundred (100) square feet of floor space devoted to parlors, individual funeral service rooms and similar areas, plus one (1) space for each funeral vehicle kept on the premises.

(4)

All other personal service establishments: One (1) space per two hundred (200) square feet of floor area.

C.

Miscellaneous business services (advertising agencies, news agencies and television and radio broadcasting facilities) (SIC code 73): one space per three hundred (300) square feet of floor area.

D.

Automobile repair and services (SIC code 75): One (1) space per three hundred (300) square feet of floor area plus one (1) space per service bay.

E.

Miscellaneous Repair Services (SIC code 76): One (1) space per three hundred (300) square feet of floor area.

F.

Motion Pictures (SIC code 78).

(1)

Single motion picture theatres: One (1) space per three (3) seats.

(2)

Multi-plex motion picture theatres: One (1) space per four (4) seats. Except, however, that multi-plex theatres located with shopping centers containing over twenty-five thousand (25,000) square feet of floor area which provide at least six (6) parking spaces per one thousand (1,000) square feet of floor area or multi-plex theatres located with shopping centers over fifty thousand (50,000) square feet of floor area which provide at least five (5) parking spaces per one thousand (1,000) square feet of floor area may provide parking according to the following standards:

(3)

Video Tape Rental (SIC code 7840): One (1) space per two hundred (200) square feet of floor area.

(4)

All other motion picture uses: One (1) space per three hundred (300) square feet of floor area.

G.

Amusement and recreation facilities (SIC code 79).

(1)

Dance studios, schools and halls (including martial arts and similar schools) (SIC code 7910): One (1) space per two hundred (200) square feet of floor area.

(2)

Amusement game parlors, pool halls, and other similar recreational buildings: One (1) space per one hundred fifty (150) square feet of floor area.

(3)

Bowling centers (SIC code 7940): Five (5) spaces per lane.

(4)

Golf courses (SIC code 7992): four spaces per hole.

(5)

Public or private commercially operated recreational complexes and associated structures: Five (5) spaces per gross acre plus one (1) space per one hundred (100) square feet of floor area for associated support buildings.

H.

Medical and other health services (SIC code 80).

(1)

Medical and dental offices and out-patient clinics (SIC codes 8010, 8020, 8030 and 8040): One (1) space per two hundred (200) square feet of floor area over ten thousand (10,000) square feet.

(2)

Nursing and personal car facilities (SIC code 8050): One (1) space per two (2) patient beds.

(3)

Hospitals (SIC code 8060): One (1) space per patient bed.

(4)

Other health services: One (1) space per two hundred fifty (250) square feet of floor area.

I.

Legal Services (SIC code 81): One (1) space per two hundred fifty (250) square feet of floor area.

J.

Educational services (SIC code 82).

(1)

Elementary and Secondary Schools (SIC code 8210).

a.

High schools: One (1) space for every four (4) students based on the maximum design capacity of the school plus one (1) space for every employee.

b.

Middle and elementary schools: Three (3) spaces per classroom.

(2)

Colleges, universities, business schools and technical/vocational schools (SIC codes 8220 and 8240): One (1) space for every three (3) students based on the maximum design capacity of the school plus one (1) space for every employee.

(3)

Other educational services: One (1) space per three hundred (300) square feet of floor area.

K.

Social Services (SIC code 83).

(1)

Child day care facilities (SIC code 8350): One and one-half (1.5) spaces per staff person required for the licensed capacity of the facility. In addition, day care facilities shall provide safe drop-off areas near the main entrance to the facility.

(2)

All other social service uses: One (1) space per three hundred (300) square feet of floor area.

L.

Museums, art galleries, botanical and zoological gardens (SIC code 84): One (1) space per three hundred (300) square feet of floor area plus one (1) space per two thousand five hundred (2,500) square feet of outdoor display area.

M.

Membership organizations (SIC code 86): One (1) space per two hundred (200) square feet of floor area.

N.

Other services (SIC codes 87, 88 and 89): One (1) space per three hundred (300) square feet of floor area.

(8)

Handicapped Parking Requirements.

A.

General. All applicants for site plan approval for a new or changed development should be aware of the requirements of the Americans with Disabilities Act (ADA) of 1990 including provisions of the Act which were effective as of January 26, 1992.

B.

Handicapped Parking Spaces. Handicapped parking spaces shall be a minimum of eight (8) feet in width and each space shall have access to a five-foot wide access aisle. In addition, at least one (1) of the handicapped parking spaces must be capable of accommodating a wheelchair van which shall be provided a parking space of eight (8) feet wide plus an eight-foot wide discharge area. All handicapped parking spaces shall be identified by light blue lines and a handicapped symbol painted on the pavement, and by a handicapped parking space sign for each space.

(9)

Off-Street Loading Requirements.

A.

Purpose and Intent. It is the City's intent to require sufficient off-street loading area and to ensure that such areas are located in a convenient location out of site of the general public to the extent feasible. Such off-street loading areas shall be located at the rear of the building whenever practical.

Off-street loading areas shall be provided for every use identified in Section 17.16.010(g)C. Loading areas which are utilized for the location of trash collection or compaction units shall be provided for and shall be in addition to the loading space requirements provided in Section 17.16.010(g)C, Schedule of Off-Street Loading Spaces.

B.

Dimensions of Spaces. Loading spaces shall have minimum dimensions of twelve (12) feet width by thirty-five (35) feet length with a vertical clearance of at least fourteen (14) feet. In addition, some uses may be required to provide loading zones of at least sixty (60) feet in length to accommodate large tractor-trailers.

C.

Schedule of Off-Street Loading Spaces.

(1)

Offices and personal or community service establishments: One (1) loading space shall be provided for each such use, including schools, medical or dental clinics, auditoriums or clubs, and similar use, having greater than six thousand (6,000) square feet of gross floor space.

(2)

Every building consisting of over five thousand (5,000) square feet of floor are designed or adaptable for retail, warehouse, wholesale or manufacturing use shall be provided with loading spaces and zones as follows:

*Retail uses existing on the effective date of this title may be allowed to substitute on off-street loading space per required off-street loading area if they can demonstrate to the satisfaction of the Planning Commission that off-street loading areas are not necessary for their business. Off-street loading areas may be waived by the Planning Commission in the CD, Downtown Commercial District.

(Ord. No. 1997-6-16-D, Art. 8(8.1), 6-16-1997)

(a)

Applicability.

A.

Applicable Zoning Districts. An approved site plan is required for the development or redevelopment of all parcels of land in the RM, Multiple-Family Residential District; RMH, Mobile Home Residential District; MED, Medical District; CD, Downtown Commercial District; CG, General Commercial District; IL, Light Industrial District; and IG, General Industrial District. The purpose of the site plan review procedures is to enable the City to consider potential impacts upon the area in the vicinity of the property, consistency with good planning practice, and to ensure high standards of site and building design for the general welfare of the City and its residents.

B.

Types of Site Plans. Site plans shall be divided between major and minor site plans. Major site plans shall follow the procedure outlined in this Section. A major site plan is defined as a plan for the development of a parcel of land contains no buildings or for which the existing buildings are to be removed and a new building or buildings constructed. In addition, a major site plan shall be required for any development that is adding more than five thousand (5,000) square feet of new impermeable surface to a site. A major site plan must be approved by the Planning Commission.

Minor site plans shall be defined as plans for the expansion, change in use, or redevelopment of a site that already contains a building or buildings and shall not consist of any development which adds more than five thousand (5,000) square feet of new impermeable surface to a site. A minor site plan may be approved by the Building Official if it meets all of the requirements of the Zoning Ordinance.

Within this Section, references to site plans include requirements for both major and minor site plans. Requirements that deal specifically with major site plans or minor site plans are so indicated.

C.

Major Sit Plan Procedure. The procedure for obtaining approval of a major site plan includes: (i) the filing of an application with the site plan; (ii) the review and comments by City departments; (iii) review of the site plan and comments from City departments by the planning commission; and (iv) approval of the site plan by the Planning Commission.

D.

Relationship to Other Ordinance Requirements. The requirements, procedures and standards contained in this Section 17.16.020 are in addition to the requirements, procedures and standards contained in other Sections of the Zoning Ordinance which shall remain applicable to the parcel for which the application is filed. In case of conflict between the general provisions and district regulations of the Zoning Ordinance with provisions of this Section 17.16.020, the more restrictive requirement shall control.

(b)

Application, Review and Approval of a Site Plan.

A.

Application. An applicant shall confer with the Building Official, or the Administrator's designee, to become familiar with the City's regulations and requirements affecting the district in which the parcel in question lies and shall obtain copies of all provisions of the City Ordinances pertaining to procedures and requirements for site plan approval.

An application may be made by the owner or by any person with a contractual interest in the property. Written consent of the owner shall be required if the applicant is not the owner. All owners must join if more than one (1).

The written application for review and approval of the site plan shall be filed on a form supplied by the Building Official and shall be accompanied by a site plan as described in part 17.16.020(c) of this Section. The application shall be signed by the applicant and shall state the name and address of the applicant and of the owner. If the applicant is not the owner, the application shall identify the applicant's specific contractual interest in the property. A fee for reviewing the site plan shall be paid to the City at the time of filing the application.

B.

Review of Application. Upon receipt of an application completed in satisfactory form, the Building Official shall deliver a copy of the application and accompanying papers including the site plan to the appropriate City departments for their review and comments on the impact of the proposed development on health, safety, traffic, public services or facilities and other relevant considerations, in both the area of the project, and other areas of the City which may be affected. Such comments shall be sent to the Building Official and forwarded to the applicant within twenty-one (21) days of the receipt of the completed application.

Within twenty-one (21) days from the forwarding of comments to the applicant, the applicant shall advise the Building Official of the applicant's desire to revise the application and site plan based on the City's comments or proceed to a review by the Planning Commission if the application is for a major site plan. If the applicant opts to proceed to a review of the major site plan by the Planning Commission, the application shall be placed on the agenda of the next available meeting of the commission. If the applicant opts to revise the major site plan, the previously outlined review periods will be repeated.

C.

Major Site Plan Approval. The Planning Commission shall review the major site plan at a regular meeting and the major site plan shall be approved, disapproved, or approved with conditions. In determining whether to approve, disapprove, or approved the major site plan with conditions, the Planning Commission shall consider:

(1)

All relevant information, including the comments of City officials, the major site plan's consistency with good planning practices, its compatibility with adjacent developments and uses, and its effect on the health, safety, morals and general welfare of the residents of the area in the vicinity of the property subject to the major site plan and upon the residents of the City generally.

(2)

The likely effect of the major site plan on vehicular or pedestrian traffic, fire hazards, fire, police and utility services, municipal expenditures, surface water drainage and control facilities and environmental aspects.

D.

Minor Site Plan Approval. The Building Official may approve a minor site plan if the site plan complies with all requirements of the City's Zoning Ordinance. If the Building Official denies approval of a minor site plan including the provision of written comments as to the reason for such denial, the denial may be appealed by the applicant to the planning commission for review. The Planning Commission shall then approve the minor site plan, approve the minor site plan with conditions, or deny the site plan.

E.

Validity of a Site Plan. Approval of a site plan shall be valid for a period of twelve (12) months from the date of approval by the City. If no building permit is obtained during that period, the approval shall terminate. The Planning Commission may grant extensions of time not to exceed twelve (12) months each, upon written request of the applicant for a substantially similar major site plan provided that the request is filed prior to the expiration date. The Planning Commission may attach new conditions when an extension is granted. If, in the opinion of the Planning Commission, the application contains substantial changes to the originally approved plan, a new major site plan review process must occur including the payment of a new application fee. The same procedure shall be followed by the Building Official for minor site plans.

(c)

Content of a Site Plan.

A.

A site plan shall include the following:

(1)

The location of the parcel in relation to surrounding uses, buildings, and zoning;

(2)

The location of the parcel in relation to major thoroughfares, and any roadways or drives connecting the parcel to those major thoroughfares;

(3)

The boundaries, dimensions and area of the parcel;

(4)

The proposed use and development of the parcel including principal and accessory uses;

(5)

The location and size of each existing structure on the parcel;

(6)

The footprint of each proposed building or structure on the parcel;

(7)

The height and number of stories of proposed buildings and structures;

(8)

The amount of land area covered by buildings, structures, drives and parking facilities;

(9)

The form of proposed buildings and structures including plan and elevation views;

(10)

A concept landscape plan, including a detailed drawing to scale and a corresponding schedule of all plant material to be provided;

(11)

The location, general design, and width of existing and proposed driveways and curb cuts;

(12)

The location, dimensions, and number of proposed parking spaces;

(13)

The location and size of loading areas;

(14)

The location and size of existing and proposed utilities including water, storm sewer, sanitary sewer, gas and electric;

(15)

The location of refuse collection facilities and related screening;

(16)

The type, size and location of all signs; and

(17)

The existing and proposed topography (at least two-foot contour intervals). All topographic data shall directly relate to USGS data.

B.

Site Plan Drawings. The scale for all drawings shall be no smaller than one (1) inch = fifty (50) feet, and the drawings shall contain the project name, street names, a scale, north arrow, and the date drawn.

(d)

Maintenance of Constructed Improvements. Buildings, structures, landscaping and other improvements shall be constructed, installed, and maintained in accordance with the site plan as approved by the City. It shall be the duty of the owner of the property to maintain such improvements.

(Ord. No. 1997-6-16-D, Art. 8(8.2), 6-16-1997)