A.   Purpose: This chapter establishes standards for and maintenance of adequate but not excessive off street parking for vehicles used by persons expected to come to an establishment at any time under normal conditions for any purpose, whether as patrons, customers, guests, employees or otherwise. The parking areas shall include vehicle access and off street standing areas. This chapter is also intended to result in easily accessed parking areas that are attractively landscaped to improve their appearance and to avoid negative environmental impacts associated with large areas of paved surfaces.

   B.   Applicability: Except as expressly provided elsewhere in this title, this chapter is applicable to any development requiring automobile or vehicular access and parking, including, but not limited to, commercial , office , manufacturing, multi-family and single-family residential developments. (2001 Code § 89-6-601; amd. 2009 Code; Ord. 10-20, 7-28-2010; Ord. 13-17, 4-24-2013)

   A.   Parking Required: Each person who establishes a use under this title shall provide, or cause to be provided, the parking required by this chapter, except where the city has established permanent parking areas or facilities for a community purpose or where the city has specifically provided for alternative parking requirements or restrictions for a particular zone or overlay district.

   B.   Continued Obligation To Provide Parking Spaces: Compliance with this chapter is a continuing obligation so long as the use continues. It shall be unlawful for any owner of any building or for any person responsible for providing parking to discontinue or dispense with required parking facilities without providing some other vehicle parking area which meets the requirement of this chapter.

   C.   Nonconforming Parking Facilities: Any use of property which on the effective date of this title, or of any subsequent amendment thereto, is nonconforming only as to the regulations relating to off street parking facilities may continue in the same manner as if the parking facilities were conforming. Such existing parking facilities shall not be further reduced. Any reconstruction, alteration or other change in use shall be subject to the provisions of this chapter. (2001 Code § 89-6-602; amd. 2009 Code; Ord. 10-20, 7-28-2010)

   A.   Generally: This section establishes the number of parking spaces to be provided for any building , structure , improvement or use hereafter constructed, reconstructed or enlarged. The abbreviation "GFA" means "gross floor area". Any fractional parking space requirement shall be rounded up to the next whole number.

   B.   Table Of Required Parking Spaces:

 

   C.   Handicap Accessible Spaces: Spaces for disabled persons shall be provided as specified in the table below. All accessible spaces shall be located as near as possible to the main public or primary entrance of a single building or centrally located, where practical, in parking lots that serve more than one building.

 

   D.   Stacking : Stacking or queuing spaces shall be provided as follows:

 

 

   E.   Standing And Passenger Loading: Daycares, hotels, schools, convention centers, and other places for public assembly shall provide at least one safe, properly signed off street passenger loading area. Such passenger loading areas shall be located at the point of primary pedestrian access from the parking area to the adjacent building , or buildings, and shall be designed in such a manner that vehicles waiting in the loading area do not impede vehicular circulation in the parking area.

   F.   Off Street Loading: Spaces for off street loading shall be required as follows for all buildings exceeding twenty five thousand (25,000) square feet and used for retail , office , industrial, hospital , storage warehousing (not self-service warehouses), and similar uses:

 

   G.   Tandem parking : Although permitted for parking that is not required, tandem parking spaces may only be counted as required parking spaces where approved by the planning commission in the following instances:

      1.   Multiple-family dwellings with garages .

      2.   Where valet parking services are approved by the planning commission.

   H.   Recreational Vehicle Parking: Except as otherwise provided in this title with respect to a TSOD, each multiple-family , condominium , and attached or detached, single-family residential development with lots less than six thousand (6,000) square feet shall provide recreational vehicle storage areas for one recreational vehicle for every twenty (20) units or lots within the development , unless the premises is subject to restrictive covenants or other acceptable means of limiting the parking of such vehicles . Such area shall be lighted, fully enclosed and screened with a solid decorative masonry enclosure with an opaque gate, paved, constructed with an all weather surface and include perimeter landscaping .

   I.   Parking In Nondesignated Areas Prohibited:

      1.   Parking in nondesignated areas including, but not limited to, park strips , and landscaped areas is prohibited. (2001 Code § 89-6-603; amd. 2009 Code; Ord. 09-12, 4-14-2009; Ord. 10-20, 7-28-2010; Ord. 11-03, 2-9-2011; Ord. 11-35, 11-22-2011; Ord. 13-17, 4-24-2013; Ord. 16-13, 3-9-2016)

The minimum parking standards may be modified by the Planning Commission or Zoning Administrator for large scale developments as listed below. A parking analysis may be required for developments seeking a reduction in parking standards.

   A.   Retail , Office , Industrial And Mixed Use Developments :

      1.   The Zoning Administrator may restrict or limit the total number of parking spaces to be provided in a large scale retail , office or mixed use development based on the following factors:

         a.   The total number of spaces that would otherwise be required for each individual establishment in the development ;

         b.   The hours of operation for each establishment in the development ;

         c.   Shared parking availability;

         d.   Availability of approved on street parking;

         e.   Proximity to transit stations; and

         f.   Car or van pooling programs.

      2.   The Zoning Administrator may allow compact parking spaces if it is determined that sufficient controls exist to allow an employer to assign parking spaces to employees.

   B.   Multi-Family , Senior Housing Overlay Developments Or Planned Residential Developments: The total number of parking spaces required for multi-family, senior housing overlay developments or planned residential developments shall be determined by the Planning Commission based on the following factors:

      1.   Size of housing units by number of bedrooms;

      2.   Cost range of units proposed;

      3.   Owner /tenant characteristics and lifestyle (i.e., singles, couples, families, professionals, retired, elderly, etc.);

      4.   Examination of existing comparable projects;

      5.   Size of project;

      6.   Special parking requirements for visitors and recreational vehicles ;

      7.   Proximity to transit stations;

      8.   Transportation alternatives;

      9.   Workplace relationships;

      10.   Handicap requirements;

      11.   Restrictive covenants; and

      12.   Availability of approved on street parking for required guest parking. (2001 Code § 89-6-604; amd. 2009 Code; Ord. 10-09, 2-24-2010; Ord. 11-03, 2-9-2011)

   A.   On Site:

      1.   Except for parking within a TSOD or as permitted below as off site parking , all required parking shall be located on the same parcel of land with the use to which it is appurtenant or on common areas in the same development . Parking lots or structures shall be located at the rear or sides of buildings whenever possible. All parking lots and structures shall be substantially screened from adjacent streets and neighboring lots. Landscaping , fences, designed berms, walls, screening structures, or a combination of these, can be used to provide the needed screening. All required screening shall be provided on site. Screening shall be a minimum of three feet (3') in height when measured from the adjacent parking lotgrade , except in clear vision zones where screening shall not exceed two feet (2') in height.

      2.   Parking lot screening that is only provided by landscape planting shall be of a material capable of providing a solid visual barrier within two (2) years of the time of planting. Species, installation sizes and irrigation systems will be evaluated for conformance with this requirement prior to final approval of the landscape plan .

   B.   Off Site: Where there are practical difficulties in providing on site parking or if public safety or convenience, or both, would be better served by locating parking on an alternative site, the Zoning Administrator may authorize an off site location subject to the following conditions:

      1.   The parking spaces are located on land in the same ownership as that of the land on which the use is located.

      2.   A pedestrian entrance to the landuse that the parking will serve is located within six hundred feet (600') of the parking space , by the shortest route of effective pedestrian access.

      3.   The off site parking shall be conveniently usable without causing:

         a.   Hazard to pedestrians;

         b.   Hazard to vehicular traffic;

         c.   Traffic congestion;

         d.   Interference with safe and convenient access to other parking areas in the vicinity;

         e.   Detriment to the appropriate use of business property in the vicinity; and

         f.   Detriment to any residential neighborhood.

   C.   Joint, Common Or Shared Use : Common or shared use of parking facilities is permitted, provided the following are met:

      1.   The shared parking area is contiguous to the property of the land uses it will serve;

      2.   The joint use of such facilities is assured by the recording of covenants; and

      3.   Either of the following conditions apply:

         a.   The total of all parking spaces when used together, shall not be less than the sum of the various uses computed separately; or

         b.   The shared parking facilities allow for separate daytime/nighttime uses.

   D.   Temporary Parking Areas: Temporary parking areas may be approved for special events if the following conditions are met:

      1.   Compacted road base, gravel or recycled asphalt is provided; and

      2.   Markers are provided which designate the temporary parking area.

   E.   Parking Restrictions In Single-Family And Duplex Areas:

      1.   No required parking shall be located in the required front yard or corner lotside yard area. All driveways leading to required parking shall be constructed of concrete or asphalt. Additional parking spaces are permitted, provided all parking and maneuvering areas within required front and rear yards shall not exceed fifty percent (50%) of the area of the required front and rear yards.

      2.   Other parking areas within any front, side, corner side, or rear yard shall have a parking surface constructed of asphalt, concrete, grasscrete, a minimum three-fourth inch (3/4") or larger gravel mix, pavers, permeable asphalt or concrete, rock, stone, turf  block or any combination of the aforementioned materials and shall be kept free of weeds and debris. Gravel, gravel mix, crushed rock and stone shall have a minimum depth of four inches (4") and shall be kept free of dirt, weeds and debris. Tracking of dust, mud and dirt onto public or private streets from parking areas is prohibited. Notwithstanding the above requirements, the parking and maneuvering area in a front yard shall not be required to be less than eighteen feet (18') in width.

      3.   Any vehicles parked in required side or rear yards shall be screened from any street right-of-way by fencing or vegetation that is sufficient to screen not less than eighty percent (80%) of such vehicles.

      4.   When a driveway is used for access to a rear parking area in an R-3 Zone or for a nonresidential use having less than five (5) parking spaces, the side yard shall be wide enough to accommodate an unobstructed ten foot (10') paved driveway. When used for access to a garage , carport or parking area having six (6) or more parking spaces, a side yard shall be wide enough to provide for an unobstructed twelve foot (12') paved driveway for one-way traffic, or a twenty four foot (24') paved driveway for two-way traffic.

      5.   Vacant lots, public rights-of-way, or open land areas in any residential district shall not be used as parking areas for customers or employees unless they are fully improved parking lots which conform to the requirements of this chapter. (2001 Code § 89-6-605; amd. 2009 Code; Ord. 10-20, 7-28-2010; Ord. 18-35, 11-7-2018)

   A.   Parking Plans: Plans for any proposed parking area shall be submitted to the development services department at the time of application for site plan approval. If the project does not require site plan approval, the parking plan shall be submitted with an application for a building permit . The plan shall clearly indicate the proposed development , including location, size, shape, design, curb cuts, lighting, landscaping and other features of the proposed development.

   B.   Driveway Access To Public Street : Every required parking area shall have unencumbered driveway access to a public street. Such access shall be through platted or recorded easements, reciprocal arrangements or other guaranteed means.

      1.   Unless otherwise approved by the Planning Commission, all public driveways accessing a public road shall be located a minimum of fifty feet (50') from other driveways or streets. One-way driveways shall have a minimum width of twelve feet (12'). Two-way driveways and all driveways on developments of one acre or larger in size shall have minimum widths of twenty feet (20').

      2.   Unless approved by the Planning Commission, parking lots shall not directly access arterial or collector streets but shall access such streets by way of an internal roadway system designed and constructed to City standards.

      3.   Nonresidential traffic on local streets should be minimized and directed out of neighborhoods. Parking lot access for nonresidential uses shall not be permitted from local or collector streets if adequate access is available to major streets.

   C.   Parking Lot Materials And Drainage:

      1.   In all zones except in agricultural, rural residential zones and single family residential zones as required by subsection 13-12-5E1 of this chapter, every lot or parcel used as a public or private parking area required by section 13-12-2 of this chapter shall be paved with asphalt or concrete and maintained to eliminate dust or mud.

      2.   Parking areas and driveways in agricultural and rural residential zones may have either paved or graveled surfaces.

      3.   Parking lots shall be graded and drained to dispose of all surface water. Surface water drainage shall not be permitted to cross a public sidewalk.

      4.   Concrete curb walls shall be provided at the perimeter of all permanent parking lots, around interior parking lotlandscaping , and at the edges of driveways.

   D.   Parking Structures: Multilevel or basement parking facilities may be used; provided, that parking structures are treated as buildings for purposes of yard, lot , building , landscaping and other requirements of this chapter.

   E.   Lighting: Any lights used to illuminate a parking lot shall be arranged to reflect the light away from adjoining lots in all zones. Lights shall also be shielded to reduce or eliminate uplighting. Parking lot and security lighting shall not exceed a maximum of fifteen feet (15') in height, including lamp, pole and base, within one hundred fifty feet (150') of a residential district. Parking lot and security lighting should not exceed a maximum of twenty five feet (25') in height in nonresidential districts, except in SC-2 and SC-3 Commercial Zones, where such lighting shall not exceed forty two feet (42') in height. All light levels shall not exceed one foot-candle power at the property line.

   F.   Pedestrian Safety: To the maximum extent possible, pedestrians shall be separated from vehicles and bicycles. Where complete separation of pedestrians and vehicles and bicycles is not possible, potential hazards shall be minimized by the use of techniques such as special paving, grade separations, pavement marking, signs or striping, bollards, median refuge areas, traffic calming features, landscaping , lighting, or other means to clearly delineate pedestrian areas, for both day and night use.

      1.   Parking plans shall include site amenities that enhance safety and convenience and promote walking or bicycling as an alternative means of transportation. Site amenities may include bike racks, drinking fountains, canopies and benches as described in the City bicycle and pedestrian plan.

      2.   Walkways shall link street sidewalks with building entries through parking lots. Such walkways shall be grade separated from the parking lot with a paved surface not less than six feet (6') wide.

      3.   Where necessary for primary pedestrian access to cross drive aisles or internal roadways, the pedestrian crossing shall emphasize and place priority on pedestrian access and safety. The material and layout of the pedestrian access shall be continuous as it crosses the driveway. Any breaks in continuity shall be in the driveway paving and not in the pedestrian accessway. The pedestrian crossings must be well marked using pavement treatments, signs and landscaping .

   G.   Bicycle Facilities: Commercial , civic, employment and multi-family residential uses shall provide bicycle facilities meeting the following standards:

      1.   Bicycle parking spaces, equal to five percent (5%) of vehicular parking spaces, shall be provided in all developments.

      2.   For convenience and security, bicycle parking facilities shall be located near building entrances and shall be visible from the land uses they serve. However, such facilities shall not impede pedestrian or automobile traffic flow or cause damage to plant material from bicycle traffic.

      3.   Bicycle parking racks shall be designed to allow the bicycle frame and both wheels to be securely locked to the rack. The rack shall be of permanent construction, such as heavy gauge tubular steel with angle bars permanently attached to the pavement foundation. Bicycle parking areas shall be at least two feet (2') wide and five and one-half feet (51/2') long, with additional back out or maneuvering space of at least five feet (5').

   H.   Urban Design Standards For Parking Lots:

      1.   Parking lots shall be buffered from adjacent residential properties and screened from streets so that cars are not visible below the average height of the headlights.

      2.   Access drives, internal circulation drives, parking areas and pedestrian walkways shall be designed to provide safety and convenience for both motorists and pedestrians and to ensure access for the physically disabled.

      3.   For office and retailcommercial projects, every parking space shall be no greater than one hundred fifty feet (150') from a sidewalk leading to the building or from a building entrance, and a shade tree shall be placed every thirty feet (30') along the walkway except at driveway crossings.

      4.   Saving mature landscaping enhances street character. With the exception of safety considerations, location of driveway curb cuts for parking lots shall not cause the removal of mature landscaping.

      5.   Joint use of parking is encouraged in order to reduce trips. Access to and the location of new parking areas shall relate to adopted area plans, planned parking in the area, or to existing area parking schemes.

      6.   The number of curb cuts shall be minimized and pedestrian access enhanced. Surface parking design shall utilize shared access drives with adjacent, similarly zoned properties to reduce interference with pedestrians.

      7.   Parking facilities exist for many years and must integrate with the future surrounding uses. Parking lot design shall consider future planned and existing uses of adjacent sites. (2001 Code § 89-6-606; amd. 2009 Code; Ord. 10-20, 7-28-2010; Ord. 13-17, 4-24-2013)

   I.   Signs : All signs in residential districts shall comply with the provisions governing signs in this title and title 12 of this Code . (2001 Code § 89-3-307; amd. 2009 Code; Ord. 11-09, 4-6-2011; Ord. 11-35, 11-22-2011; Ord. 15-32, 11-4-2015; Ord. 18-35, 11-7-2018; Ord. 19-50, 12-11-2019, Effective at 12 noon on January 6, 2020)

   A.   Standard Requirements: Unless otherwise modified by this chapter, parking stall and module dimensions shall be as follows:

      1.   Parking Space Dimensions:

         a.   Carports: Minimum inside dimension of nine feet by twenty feet (9' x 20') for each parking space .

         b.   Garages : Minimum inside dimension of ten feet by twenty feet (10' x 20'), and minimum door width of eight feet (8') for each parking space .

         c.   Standard stall: Nine feet by eighteen feet (9' x 18').

         d.   Handicapped stall: Standard size, plus four foot (4') unloading area. Spaces for vans shall be a minimum of eleven feet (11') wide plus a five foot (5') unloading area. Loading area may be shared with adjacent handicapped stall.

         e.   Angled stalls: As per subsection B3 of this section.

         f.   Parallel space: Eight feet by twenty two feet (8' x 22').

         g.   Stacking space: Nine feet by twenty feet (9' x 20').

      2.   Aisle And Driveway Widths, Backing Space, As Per Matrix:

         a.   Backing space shall be provided for all parking areas so that cars will not back onto a public street . Public sidewalks shall not be used as part of the required backing area.

         b.   Separate exits shall be provided for angle and one-way parallel parking so that cars will not exit by backing onto a street .

      3.   Reduction Of Parking Stall Length: Parking stall length may be reduced by two feet (2') where such spaces abut a planter or sidewalk area bordered by a low curb acting as a wheel bumper, provided the following requirements are met:

         a.   Where the parking spaces are on only one side, the planter area shall have a minimum width of four feet (4') and a sidewalk shall have a minimum width of six feet (6'); and

         b.   Where the parking spaces are on two (2) sides, the planter area shall have a minimum width of eight feet (8'), and a sidewalk shall have a minimum width of eight feet (8').

   B.   Modification Of Parking Stall And Module Dimensions: Parking stall and module dimensions may be modified using the following tables:

      1.   Parking Stall Width:

 

      2.   Wall To Wall Module Dimension:

 

      3.   Adjustments: Adjustments to modules may be made as follows:

         a.   If every parking stall along one side of the parking aisle has an overhang area, the modules above can be reduced by two feet (2') for each side of overhang.

         b.   For each one inch (1") of additional stall width, the module may be reduced three inches (3") to maintain the same level of comfort.

         c.   If parking structures are used, the modules may be modified to match the most current Urban Land Institute (ULI) parking standards for structured parking. Type of use based on vehicle turnover shall be determined by the Zoning Administrator . Compact stalls under the standard minimum lengths and widths may be considered only in such situations where structural impediments create unique hardships; such hardships shall be determined and approved by the Zoning Administrator. Approved compact stalls shall be clearly marked.

 

 

 

 

Legend:

   W1   =    Module width (wall to wall), single loaded aisle

   W2   =    Module width (wall to wall), double loaded aisle

   W3   =    Module width (wall to interlock), double loaded aisle

   W4   =    Module width (interlock to interlock), double loaded aisle

   W5   =    Module width (curb to curb), double loaded aisle

   VP   =    Projected vehicle length, perpendicular to aisle

   O   =   Overhang clearance

   I   =   Interlock reduction

(2001 Code § 89-6-607; amd. 2009 Code; Ord. 10-20, 7-28-2010; Ord. 13-17, 4-24-2013)