The intent of this chapter is to require proper access and adequate off street parking and loading facilities for each use of land within the city, based on the demand created by each use.

A.   Off Street Parking And Loading Required: Permanent off street parking and loading areas in the amount specified in this chapter for each use shall be provided at any time a building is constructed, or at the time a main building is enlarged or increased in capacity by adding dwelling units, guestrooms, seats, or floor area; or before conversion from one type of use to another.

B.   Use Of Public Right Of Way: No portion of any required off street parking space shall occupy or use any street, right of way, alley, or other public property. Parking spaces which use any street or public right of way as a direct means of access without the intermediate use of service aisles and entrances of at least the minimum standards specified in this chapter shall be prohibited. A public alley shall be the only public right of way area permitted for maneuvering space to reach a required parking stall.

C.   Minimum Standards And Property Owner Responsibility: The standards contained in this chapter represent the minimum requirements. It shall be the responsibility of the property owner to certify, at the time he applies for a building permit, that his plan is adequate to provide sufficient spaces and facilities necessary to assure that no activity will take place on public streets or property. Any use developed after the date of adoption of these requirements which fails to provide for off street parking, loading, and access needs shall be in violation of this title. Upon determination by the city that a property owner has not provided adequate parking or loading space to serve his operation, the property owner shall be required to either develop additional parking or loading space or reduce the size of the operation to fit the space available.

D.   Ownership Or Control: The land on which the off street parking or loading facility is located shall be owned or controlled by the same entity which owns or controls the land on which the principal use is located. Such ownership or control shall be evidenced by a legal instrument duly recorded. (Ord. 832 §1, 1997)

A.   New Construction Or Remodeling In All Zoning Districts:

   1.   A building permit is required,

   2.   No building permit shall be approved until a plan has been reviewed and approved by the city as a part of the building and site plan review process,

   3.   No certificate of occupancy shall be issued until all off street parking and/or loading facilities have been constructed in accordance with the approved building permit.

B.   Plan And Information Required: The applicant for a building permit for new construction, expansion or remodeling shall submit a plan showing the number, location, and size of parking spaces. The applicant shall submit information regarding the projected number of employees, seating capacities, gross floor area, gross leasable area, number of dwelling units, and any other appropriate data necessary to verify compliance with these requirements.

C.   Plans For Surfacing Of Parking Areas: Plans for surfacing of all off street parking areas, aisles, and access driveways, including detailed drainage plans, shall be reviewed and approved by the city for compliance with city specifications.

D.   Permits: Permits for driveways, aprons or approaches in all zoning districts are required, and improvements must meet the construction standards set forth in title 12 of this code.

E.   Interpretation And Appeal: If questions of interpretation or application of these requirements to particular uses or structures arise, the city shall, based on findings of fact, make a determination of the off street parking, loading or access requirements. Any aggrieved property owner may appeal such determination to the board of adjustment as a part of the building permit application review process.

F.   Enforcement: The city shall determine which department shall be responsible for parking or vehicle violations and shall issue policy directives for enforcement in accordance with the requirements set forth in chapter 2.24 of this code. (Ord. 968 §1, 2002: Ord. 846 §1, 1998: Ord. 832 §1, 1997)

The construction standards for new and replacement parking areas, driveways, aisles and approaches are set forth in title 12 of this code. (Ord. 968 §1, 2002: Ord. 832 §1, 1997)

A.   Remote Parking: If the off street parking space required by this chapter cannot be reasonably provided on the same lot on which the principal use is located, such space may be provided on a separate lot.

B.   Joint Parking Facilities: The required parking space for any number of separate uses may be combined in a joint parking facility under the following conditions:

   1.   Multiple Ownerships Or Structures: Where there are multiple ownerships or structures, each owner shall provide evidence of a permanent legal instrument which has been filed of record with the county clerk and which guarantees permanent right to use of the parking facility.

   2.   Churches: One-half (1/2) of the required parking space for churches may be included in the total of required parking spaces for other uses that do not operate after six o'clock (6:00) P.M. or on Sundays, provided that the nearest property line of the parking area is located within two hundred feet (200') of the church property line.

   3.   Specific Uses: The required parking spaces, for the uses specifically listed below, shall be permitted to be reduced by one-half (1/2), provided they are part of a shopping or office complex of one or more buildings which have a total of forty eight thousand (48,000) square feet or more of gross floor area and which share joint access and parking facilities as described in subsection B1 of this section and provided further that the gross floor area of all of these uses listed below in the building or complex shall not exceed twenty percent (20%) of the total gross floor area of the building or complex. Any gross floor area in excess of twenty percent (20%) shall require parking spaces to be provided, according to the regular standards contained in this chapter. The uses subject to this provision are:

      a.   Eating establishments: Sit down, alcohol permitted or not permitted;

      b.   Drinking establishments: Sit down, alcohol permitted;

      c.   Theaters or auditoriums.

   4.   Shared Parking; Cumulative Effect: Where more than one facility shows evidence of joint use agreements for common access and a cross parking arrangement resulting in reduced street access points, parking requirements will be based on the cumulative gross floor area of all structures.

C.   Striping: Off street parking areas shall be designed to provide systematic and orderly circulation, traffic separation devices, and parking spaces in accordance with sound traffic engineering practices.

   1.   All off street parking spaces and the means of ingress and egress shall be laid out on the parking surface with paint or plastic striping which provides a permanent delineation between spaces, aisles and surrounding structures and land.

   2.   No striping shall be required on lots having only single-family or residential structures.

D.   Separation From Public Right Of Way: All off street parking areas, aisles, and access driveways that adjoin public street rights of way shall be designed so that vehicles do not overhang public rights of way or adjacent property.

E.   Lighting:

   1.   All outdoor parking lots which serve commercial and institutional uses shall be illuminated during the evening hours of operation. Evening hours shall be deemed to begin one-half (1/2) hour after sunset.

   2.   All lighting equipment used in illumination of off street parking areas shall not create a nuisance or hazard for streets or adjoining properties.

F.   Clearance:

   1.   There shall be a minimum vertical clearance, free of all obstructions to a height of ten feet (10'), for all portions of any off street parking space, except when off street parking spaces are provided in a parking structure, a residential garage, or carport. No obstruction shall project into this minimum clearance.

   2.   There shall be no obstruction within or near the bounds of any required off street parking space which would interfere with the normal availability and use thereof.

G.   Landscaping: All property used solely for off street parking lots shall comply with the landscaping requirements set forth in chapter 19.40 of this title.

H.   Curb, Guttering And Aprons: All property fronting on city streets shall have curb, guttering and aprons which comply with the construction standards set forth in title 12 of this code; provided, that this regulation shall not be applied to existing single- and two-family dwellings and to new single- and two-family dwellings in subdivisions where:

   1.   No more than two (2) new lots are created;

   2.   Current access to the property is provided by an existing street which does not meet the curb and gutter standards of the city.

I.   Parking Lot Maintenance: Parking lots in commercial districts shall be maintained free of potholes and areas of crumbling, broken pavement, or exposed base material. When more than ten percent (10%) of the total parking lot pavement area is in such condition, the property owner shall, in accordance with the construction standards set forth in title 12 of this code, repair the affected area at his expense within sixty (60) days following notification by the city. (Ord. 968 §1, 2002: Ord. 832 §1, 1997)

A.   Uses: Parking lots may be permitted for uses allowed in such districts with the approval of the planning commission.

B.   Setback: No setback from property lines shall be required; provided, however, that on any corner lot, no parking shall be permitted, and no wall, fence, sign, structure or any plant growth which obstructs sight lines at elevations between two (2) and six feet (6') above the crown of the roadway shall be placed or maintained within a sight triangle formed by measuring from the point of intersection of the front and exterior side lot lines to a distance of twenty five feet (25') along the front and side lot lines, then connecting the two (2) points so established. See figure 1 of this section.

C.   Signs: No sign of any kind shall be erected except information signs used to guide traffic and to state the terms and conditions of the use of the lot. Only lighting of signs shall be permitted.

D.   Exception: Signal devices and utility poles may be placed within the sight triangle. (Ord. 832 §1, 1997)

As a part of the minimum parking space requirements established in the Americans with disabilities act and this chapter, special parking spaces shall be designated for sole use by the handicapped, for all uses other than one- through four-family residential, in accordance with the following standards:

A.   If less than twenty (20) regular spaces are required, then one such space shall be designated as handicapped parking.

B.   If twenty (20) or more spaces are required, then not less than two percent (2%) of all parking spaces, with a minimum of two (2), shall be designated as handicapped parking.

C.   A handicapped parking space shall be not less than thirteen feet (13') in width. That equates to a stall width of nine feet (9') and four foot (4') wide pedestrian aisle on one side of the space.

D.   Where the pedestrian aisle of the space is provided at curbside, a ramp to the sidewalk level shall be constructed at the end of the aisle. In any event, a ramp from the parking area to each entrance sidewalk shall be required.

E.   All handicapped parking spaces shall be permanently marked or striped with paint or other device. In addition, each space shall be identified by a pole mounted sign, or by a wall sign, at the option of the developer, if the space is adjacent to a building. The center of the sign shall be not lower than four feet (4') or more than six feet (6') above the parking surface.

F.   Handicapped parking spaces shall be placed as near as possible to building entrances or centrally located in parking lots between buildings.

G.   Parallel parking spaces shall not be used for handicapped parking. (Ord. 832 §1, 1997)

A.   List Of Specific Standards: Uses which are included in this title are detailed below. Each use has a specific parking standard which shall be met. In certain cases, where a use has no specific standard determined in advance by these requirements, the city shall make a determination of need after review of the site plan.

B.   Use Classification With Applicable Minimum Parking Standards:

 

C.   Minimum Parking Standard Tables:

 

 

 

 

 

 

 

D.   Parking Area Design Standards:

   1.   Basic: The basic parking stall shall be nine feet (9') in width and eighteen feet (18') in length. Tables V and VI of this section and accompanying diagrams establish minimum design standards for parking areas utilizing this minimum requirement and dimensions to be followed. Nothing in these standards shall prohibit an owner/applicant from providing larger aisle widths or stall dimensions in order to better suit his development requirements.

   2.   Alternate: While tables V and VI of this section provide design standards for angles of zero degrees (0°), forty five degrees (45°), sixty degrees (60°), seventy five degrees (75°) and ninety degrees (90°), the city shall be permitted to approve an alternate design using different angles, provided the property owner submits such a design with calculations for stalls and aisles based upon the standards contained herein.

   3.   Small Car: Where a parking lot is required to contain twenty (20) or more spaces, the city shall be permitted to approve an alternate design for spaces to specifically accommodate compact automobiles. The design shall conform to the following minimum basic standards:

      a.   Up to fifteen percent (15%) of the required spaces may be allocated for compact cars;

      b.   Dimensions for a compact car space shall be nine feet (9') in width and fifteen feet (15') in length;

      c.   Compact car spaces should be designed and striped at ninety degree (90°) angles or an equivalent which will eliminate access and use by large cars.

E.   Loading/Unloading (Queuing) Spaces: Loading/unloading (queuing) spaces as required for certain uses in this chapter shall conform to the following standards:

   1.   No queuing space may occupy any portion of a public right of way.

   2.   Queuing spaces shall be a minimum of nine feet (9') in width and eighteen feet (18') in length.

   3.   Queuing spaces may not be used to satisfy the off street parking or loading requirements of this section.

   4.   Queuing spaces may be provided in the primary access aisle leading to a drive-in or drive-through facility.

F.   Aisle Requirements:

   1.   Aisles providing access to off street parking areas, but not immediately adjacent to or providing direct access to an off street parking space, shall be at least twenty two feet (22') in width if designed for two-way traffic, and at least twelve feet (12') in width if designed for one-way traffic.

   2.   Aisles located immediately adjacent to buildings or structures shall be separated by a planted or landscaped strip or by a sidewalk of not less than three feet (3') in width protected by a six inch (6") concrete curb or, in lieu thereof, a bumper guard of a height not less than two feet (2') above the finished grade.

   3.   Parking may be located immediately adjacent to buildings or structures without a planted or landscaped strip or a sidewalk or without a bumper guard.

   4.   A drive-in window shall not project more than one foot (1') into an aisle.

 

 

 

 

 

A = Stall angle

B = Stall width

C = Vehicle projection for 18 foot stall length

D = Curb length per car

E = Aisle width

F = Wall to wall width for double aisle

G = Overlap center to overlap center width for double aisle

 

 

 

 

   A = Stall angle

   B = Stall width

   C = Vehicle projection for 18 foot stall length

   D = Curb length per car

   E = Aisle width

   F = Wall to wall for double aisle

G.   Exception: Family estate, single-family and duplex residential structures located on one lot may use a paved driveway to fulfill the minimum parking requirements. The space for each automobile on the paved area shall be a minimum of nine feet (9') in width and eighteen feet (18') in length and shall not be located within five feet (5') of the street pavement. The residential driveway shall comply with the driveway design standards set forth in chapter 19.40 of this title and the construction standards set forth in title 12 of this code.

H.   Notes:

   1.   For mixed uses containing any combination of retail, institutional, office, manufacturing and industrial, or warehousing activity, parking requirements shall be tabulated separately for each use within the development using the list of specific standards or the tables above. Mixed uses regulated under separate parking requirements shall not be combined to achieve a larger square footage total that would result in a reduced parking requirement. Where any part of a mixed use is converted to another use category, then the parking requirements shall be recalculated based on the new square footage figure.

   2.   Where a manufacturing and industrial use has more than one working shift of employees, parking facilities shall be adequate to accommodate overlap requirements during transition periods.

   3.   Where a multiple purpose retail, institutional, or industrial building is proposed to be occupied by a use which can be demonstrated by the occupant to require less parking than the standards contained herein, the city may permit, subject to city council approval, paving of a smaller parking area to meet the estimated need; provided, however, that the balance of the land required by these requirements shall be held in reserve as an unpaved area to meet future needs generated by an expansion of the business or a change in land use. (Ord. 968 §1, 2002: Ord. 832 §1, 1997)

A.   Trash Dumpster And Receptacle Enclosure And Pads:

   1.   No dumpster or receptacle shall be placed in a required parking space.

   2.   Dumpsters and receptacles designed for transfer and unloading by trucks shall not be located where they interfere with traffic circulation or access to parking spaces and shall have a permanent location pad or enclosure and accessway designed and constructed in accordance with the standards set forth in title 12 of this code. (Ord. 922 §1, 2001: Ord. 920 §1, 2001: Ord. 868 §1, 1998: Ord. 846 §1, 1998: Ord. 832 §1, 1997)

A.   Requirement: Every industrial, commercial, and civic building erected or expanded shall provide space, as indicated herein, for loading and unloading of vehicles and hauling trailers. The number of spaces required shall be considered as the absolute minimum, and the owner/applicant shall evaluate his own needs to determine if they are greater than the minimum specified.

B.   Size: All off street loading and unloading spaces shall have the minimum dimensions of twelve feet by sixty feet (12' x 60') with a fifteen foot (15') overhead clearance. In no case shall required off street loading and unloading spaces encroach upon off street parking space required under this chapter, or on a public right of way. No maneuvering shall be permitted on a public right of way.

C.   Number: Table VII of this section sets forth the minimum number of loading/unloading spaces required by use category according to gross floor area:

 

 

D.   Design: Off street loading and unloading spaces shall be designed so that vehicles shall maneuver entirely within the property lines of the premises and not on a public right of way. Unenclosed off street loading and unloading areas shall be permanently paved with hard surfaced pavement. A six inch (6") header curb must also be constructed to separate a loading area from a public right of way. (Ord. 832 §1, 1997)

A.   Purpose: To provide access to private and public property in a safe, efficient, and orderly manner that is compatible with the public transportation system and to ensure orderly designs and proper location of driveways that have a positive effect on traffic operations. In addition, this section provides means for enhancing transportation movement and safety within the city, including generally improved traffic capacity, maintaining uniform traffic speeds, and reducing accidents.

B.   Access To Lots: Each lot of record that exists on the effective date hereof shall be entitled to access to a public street.

C.   Curb Cut Permit: No person shall cut or remove curbing or construct a driveway on an approved public street without securing a permit from the city. All costs to construct or remove curbs and driveways shall be the responsibility of the applicant. Any roadway improvement that is designed to provide access to a lot shall also be the responsibility of the applicant. All curb cuts, new construction and curb replacements shall be constructed in accordance with the construction standards set forth in title 12 of this code.

D.   Access To Public Streets, Single- And Two-Family Residences: Single- and two-family residences in all zoning districts shall be permitted curb cuts for driveway access as follows:

   1.   Maximum Number Of Curb Cuts:

      a.   One curb cut per street frontage; or

      b.   Two (2) curb cuts on the same street frontage for a circular drive on an interior lot; or

      c.   Three (3) curb cuts on a corner lot to accommodate a circular drive and a driveway to provide access to a garage or rear yard;

      d.   Two-family residences shall be permitted one curb cut per residence on the same street frontage, provided there is a minimum separation of three feet (3') between curb cuts for connected dwelling units.

   2.   Curb Cut Dimensions: Regardless of the width of the driveway, the maximum width of curb cuts for single- and two-family residential uses shall be as set forth in title 12 of this code.

E.   Access To Arterial Streets, Single- To Four-Family Residences: In no case shall a residential structure with four (4) or less dwelling units be allowed access onto an expressway or major arterial street if access is available onto a minor arterial, collector, or local street. Residential structures, or complexes of five (5) or more dwelling units under the same ownership, shall be required to follow the general access provisions set forth in this chapter.

F.   Variance To Access Provisions: An application for variance may be granted by the board of adjustment for access requirements of this chapter where:

   1.   The literal application does not permit proper access to serve the land;

   2.   The variance does not harm the public health, safety and welfare and does not adversely affect the intent of the chapter;

   3.   The problem of access relates to existing conditions of the lot and not to proposed plans;

   4.   The improvements would increase hazards associated with driveway/roadway conflicts.

G.   Access Review: The planning commission shall review all applications for rezoning property to commercial districts for potential impact of nonresidential access driveways on surrounding residential areas.

   1.   The findings of the planning commission shall be reported to the city council prior to a public hearing on the application for rezoning. Such review shall be conducted in conformance with the following criteria:

      a.   The potential hazard to the health, safety and general welfare of the inhabitants of the surrounding residential area caused by allowing access into such areas;

      b.   The degree to which the carrying capacity of a collector or arterial street would be reduced and traffic hazards thereon increased in the event access onto adjacent residential streets is limited or denied;

      c.   Whether detrimental effects upon the surrounding residential areas are substantially outweighed by the detrimental effect upon carrying capacity and traffic safety or collector or arterial streets resulting from denial or limitation of access onto adjacent residential streets.

   2.   If the city council finds that limiting access from a commercially zoned tract onto a local residential street would protect the health, safety and general welfare of the residents in an area, then they may direct that no curb cuts be placed on that portion of the local residential street adjacent to the commercially zoned tract.

H.   Corner Clearance And Separation Requirements For Driveways:

   1.   Driveways shall be separated from street intersections and other driveways by the distances defined in table VIII of this section. These distances shall be measured from the centerline of streets and the curb line of driveways, excluding radii.

   2.   These requirements shall be applied to strip developments having multiple ownership and to developments of all sizes under one ownership.

   3.   Where a property has less frontage than the minimum requirements contained in table VIII of this section, a driveway shall still be permitted for each street frontage, provided that it is located at a point of maximum separation from the nearest street (first priority) and nearest driveway (second priority).

 

 

I.   Sight Distance: A minimum sight distance of four hundred feet (400') for vehicles egressing a driveway to an arterial street shall be required for each intersection. The sight distance shall be measured from a point on the driveway at least fifteen feet (15') from the edge of the major road pavement and measured from a height of eye of 3.75 feet on the driveway to a height of an object of 4.5 feet on the major road. One-way egress driveways shall conform to the sight distance requirements that are stated for two-way driveways. (Ord. 993 §1, 2003: Ord. 968 §1, 2002: Ord. 832 §1, 1997)

This section sets forth the standards for the design of sidewalks, driveways and approaches, curbs and gutters within residential and commercial zoning districts.

A.   Sidewalks: New or replacement sidewalks over right of way shall meet or exceed the following minimum standards:

   1.   Shall be a minimum of four feet (4') in width;

   2.   Shall be sloped toward the street;

   3.   Shall be four feet (4') from the back of the curb.

B.   Driveways, Residential:

   1.   New or replacement driveways in all residential zoning districts, excluding R-3 (multiple dwelling residential) district, shall, from the property line (right of way) to the building line, be twelve feet (12') wide, except circular driveways, which shall be a minimum of ten feet (10') wide, providing the minimum parking requirement of two (2) nine foot by eighteen foot (9' x 18') spaces per residential unit is met.

   2.   Residential driveways on local or collector streets shall have a minimum radius of five feet (5'). One-way egress driveways of less than ninety degrees (90°) may be required by the city where it is determined that it is in the interest of the public health, safety and general welfare. All driveways and access facilities shall be designed to meet the grade, alignment, pavement and channelization standards and other specifications prescribed by the city.

C.   Driveways, Commercial:

   1.   New or replacement driveways in all commercial zoning districts, including R-3 (multiple dwelling residential) district, shall, from the property line throughout the complex, be a minimum of twenty four feet (24') in width. These driveway standards do not apply to parking space standards set forth in this chapter.

   2.   The intersection of a two-way driveway shall be designed to intersect at a ninety degree (90°) angle. The corner radius of a driveway shall be no less than fifteen feet (15') or that which is adequate for the anticipated use.

D.   Approaches, Curbs And Gutters, Residential:

   1.   New or replacement approaches, curbs and gutters in all residential zoning districts, excluding R-3 (multiple dwelling residential) district, shall meet or exceed the following minimum standards from the edge of the street to the property line (right of way):

      a.   All approaches shall have a minimum radius of five feet (5'). An inside radius of three feet (3') shall be allowed, if required, for circle drives and small lots.

      b.   The curb cut for a circle drive shall be a minimum of eighteen feet (18') wide; for a standard drive, a minimum of twenty two feet (22') wide.

      c.   All approaches shall be a minimum of twelve feet (12') wide, except for approaches on circular drives, which shall be a minimum of ten feet (10') wide.

   2.   Single- and two-family residences in all zoning districts shall be permitted curb cuts for driveway access as follows:

      a.   Maximum Number Of Curb Cuts:

         (1)   One curb cut per street frontage; or

         (2)   Two (2) curb cuts on the same street frontage for a circular drive; or

         (3)   Three (3) curb cuts on a corner lot to accommodate a circular drive and a driveway to provide access to a garage or rear yard.

         (4)   Two-family residences shall be permitted one curb cut per residence on the same street frontage, provided there is a minimum separation of three feet (3') between curb cuts for connected dwelling units.

      b.   Curb Cut Dimensions: Regardless of the width of the driveway, the minimum width of curb cuts for single- and two-family residential uses shall be ten feet (10') greater than the driveway width.

E.   Approaches, Curbs And Gutters, Commercial: New or replacement approaches, curbs and gutters in all commercial zoning districts, including R-3 (multiple dwelling residential) district, as well as any institutional use in any zoning district, shall meet or exceed the following minimum standards from the edge of the street to the property line (right of way):

   1.   All approaches shall have a minimum radius of fifteen feet (15') up to a maximum radius of twenty five feet (25'), if available.

   2.   All approaches shall maintain or improve the existing drainage and match existing curbing.

   3.   All approaches shall be no less than twenty four feet (24') or more than thirty six feet (36') in width.

   4.   The curb cut will be a minimum of fifty four feet (54') up to a maximum of eighty six feet (86'). (Ord. 993 §2, 2003: Ord. 968 §1, 2002)