Chapter 17-3.5: PARKING AND LOADING

§ 17-3.5.010 Purpose.

Chapter 17-3.5 contains requirements for automobile and bicycle parking. This Code is intended to be flexible in requiring adequate parking, rather than a minimum number of parking spaces, for each use. It provides standards for the location, size, and design of parking areas to ensure such areas can be accessed safely and efficiently. This Code also encourages non-motorized transportation by requiring bicycle parking for some uses.

(Ord. 2017-08 §1)

§ 17-3.5.020 Applicability and General Regulations.

Where the Regulations Apply. The regulations of this chapter apply to all parking areas in all zones, at all times, whether parking is required by this Code or put in for the convenience of property owners or users.

Occupancy. All required parking areas must be developed in accordance with the requirements of this Code prior to occupancy of any structure on the subject site. Where landscaping, screening, or other improvements are required pursuant to this Code, all such improvements must be installed and approved by the Planning Official prior to occupancy.

Calculations of Amounts of Required and Allowed Parking.

When computing parking spaces based on floor area, parking structures and non-leasable floor spaces, such as storage closets, mechanical equipment rooms, and similar spaces, are not counted.

The number of parking spaces is computed based on the primary uses on the site except as stated in subsection C.3. When there are two or more separate primary uses on a site, the minimum and maximum parking for the site is the sum of the required or allowed parking for the individual primary uses. For shared parking, see Section 17-3.5.030.D.

When more than 50 percent of the floor area on a site is in an accessory use, the required or allowed parking is calculated separately for the accessory use. An example would be a 10,000 square foot building with a 7,000 square foot warehouse and a 3,000 square foot accessory retail area. The minimum and maximum parking would be computed separately for the retail and warehouse uses.

Required parking spaces periodically used for the storage of equipment or goods may be counted toward meeting minimum parking standards, provided that such storage is an allowed use under Section 17-2.2.030, and is permitted as a Temporary Use under Section 17-2.3.160.

Use of Required Parking Spaces. Except as otherwise provided by this section, required parking spaces must be available for residents, customers, or employees of the use. Fees may be charged for the use of required parking spaces. Required parking spaces may not be assigned in any way to a use on another site, except for shared parking pursuant to Section 17-3.5.030.D.

Proximity of Parking to Use. Required parking spaces for residential uses must be located on the site of the use or on a parcel or tract owned in common by all the owners of the properties that will use the parking area. Required parking spaces for nonresidential uses must be located on the site of the use or in a parking area that has its closest pedestrian access point within 800 feet of the site.

Improvement of Parking Areas. Motorized vehicle parking is allowed only on streets with an improved shoulder of sufficient width; within garages, carports, and other approved structures; and on driveways or parking lots that have been developed in conformance with this Code. For applicable design standards, see Chapter 17-3.2 Building Orientation and Design; Chapter 17-3.3 Access and Circulation; Chapter 17-3.4 Landscaping, Fences and Walls, Outdoor Lighting and Chapter 17-3.6 Public Facilities.

(Ord. 2017-08 §1)

§ 17-3.5.030 Automobile Parking.

Minimum Number of Off-Street Automobile Parking Spaces. Except as provided by this subsection A, or as required for Americans with Disabilities Act compliance under subsection G, off-street parking shall be provided pursuant to one of the following three standards:

The standards in Table 17-3.5.030.A;

A standard from Table 17-3.5.030.A for a use that the Planning Official determines is similar to the proposed use; or

Subsection B Exceptions, which includes a Parking Demand Analysis option.

Table 17-3.5.030.A Automobile Parking Spaces by Use
Use Categories	Minimum Parking per Land Use
(Chapter 17-5 contains examples of uses and definitions.)	(Fractions are rounded down to the closest whole number.)
Residential Categories
Household Living
Single-Family Dwelling, including manufactured homes on lots	1 space per dwelling
Duplex	3 spaces per duplex
Accessory Dwelling (second dwelling on a single-family lot)	1 space total for primary dwelling and accessory dwelling
Multifamily	1.5 spaces for a 1-bedroom unit
	2 spaces for a 2-bedroom unit
	2.5 spaces for 3 bedrooms or more
Group Living, such as nursing or convalescent homes, rest homes, assisted living, congregate care, and similar special needs housing	0.5 space per 4 bedrooms
Commercial Categories
Commercial Outdoor Recreation	per Conditional Use Permit review (Chapter 17-4.4)
Bed and Breakfast Inn	1 space per use, plus 1 space for each bedroom offered as lodging
Educational Services, not a school (e.g., tutoring or similar services)	1 space per 300 sq. ft. floor area
Entertainment, Major Event	per Conditional Use Permit review (Chapter 17-4.4)
Hotels, Motels, and similar uses	0.75 space per guest room. See also parking requirements for associated uses, such as restaurants, entertainment uses, drinking establishments, assembly facilities.
Mortuary or Funeral Home	1 space per 300 sq. ft. floor area
Offices	General Office: 1 space per 500 sq. ft. floor area
Offices	Medical or Dental Office: 1 space per 500 sq. ft. floor area
Outdoor Recreation, Commercial	per Conditional Use Permit review (Chapter 17-4.4)
Surface Parking Lot, when not accessory to a permitted use	per Conditional Use Permit review (Chapter 17-4.4)
Quick Vehicle Servicing or Vehicle Repair	2 spaces, excluding vehicle service or queuing area, or per Conditional Use Permit review (Chapter 17-4.4)
Retail Sales and Commercial Service	Bank: 1 space per 300 sq. ft. floor area
	Retail: 1 space per 400 sq. ft. floor area, except 1 space per 1,000 sq. ft. for bulk retail (e.g., auto sales, nurseries, lumber and construction materials, furniture, appliances, and similar sales)
	Restaurants and Bars: 1 space per 200 sq. ft. floor area
	Health Clubs, Gyms, Continuous Entertainment (e.g., bowling alleys): 1 space per 500 sq. ft.
	Theaters and Cinemas: 1 space per 6 seats
Self-Service Storage	2 spaces, plus adequate space for loading and unloading
Industrial Categories
Industrial Service	1 space per 1,000 sq. ft. of floor area
Manufacturing and Production	1 space per 1,000 sq. ft. of floor area; or as required by Conditional Use Permit review (Chapter 17-4.4)
Warehouse and Freight Movement	0.5 space per 1,000 sq. ft. of floor area; or as required by Conditional Use Permit review (Chapter 17-4.4)
Waste-Related	per Conditional Use Permit review (Chapter 17-4.4)
Wholesale Sales, e.g., Building Materials, Heavy Equipment, Agricultural Supplies, etc.	1 space per 1,000 sq. ft.
Institutional Categories
Basic Utilities	Parking based on applicant's projected parking demand, subject to City approval
Community Service, including Government Offices and Services	Parking based on applicant's projected parking demand, subject to City approval, except as specifically required elsewhere in this table for individual uses (See public assembly, office, retail, housing, etc.)
Daycare	Family Daycare: 1 space, plus required parking for dwelling
Daycare	Daycare Center: 1 space per 400 sq. ft. of floor area
Medical Center or Hospital	1 space per 500 sq. ft. floor area
Parks and Open Space	Parking based on projected parking demand for planned uses
Public Assembly	1 space per 75 sq. ft. of public assembly area; or as required by Conditional Use Permit (Chapter 17-4.4)
Religious Institutions and Houses of Worship	1 space per 75 sq. ft. of main assembly area; or as required by Conditional Use Permit (Chapter 17-4.4)
Schools	Pre-School through Middle-School: 1 space per classroom
	High Schools: Parking based on applicant's projected parking demand, subject to City approval. A Transportation Demand Management Plan is also required.
	Colleges: 1 space per 400 sq. ft. of floor area exclusive of dormitories, plus 1 space per 2 dorm rooms. A Transportation Demand Management Plan is also required.
Other Categories
Accessory Uses	Parking standards for accessory shall be based on applicant's projected parking demand, subject to City approval.
Agriculture	None, except as required for accessory uses
Radio Frequency Transmission Facilities	None, except as required by Conditional Use Permit (Chapter 17-4.4)
Temporary Uses	Parking standards for temporary uses are the same as for primary uses, except that the Planning Official may reduce or waive certain development and designs standards for temporary uses
Transportation Facilities (operation, maintenance, preservation, and construction)	None, except for park-and-ride facilities; and where temporary parking is required for construction staging areas

Carpool and Vanpool Parking Requirements.

Carpool and vanpool parking spaces shall be identified for the following uses:

New commercial and industrial developments with 50 or more parking spaces;

New institutional or public assembly uses; and

Transit park-and-ride facilities with 50 or more parking spaces.

Of the total spaces available for employee, student, and commuter parking, at least five percent, but not fewer than two, shall be designated for exclusive carpool and vanpool parking.

Carpool and vanpool parking spaces shall be located closer to the main employee, student or commuter entrance than all other parking spaces with the exception of ADA parking spaces.

Required carpool/vanpool spaces shall be clearly marked "Reserved—Carpool/Vanpool Only."

Exceptions and Reductions to Off-Street Parking.

There is no minimum number of required automobile parking spaces for uses within the Central Commercial C-1 zone.

The applicant may propose a parking standard that is different than the standard under subsections A.1 and 2, for review and action by the Planning Official through a Type I or II procedure. The applicant's proposal shall consist of a written request and a parking analysis prepared by a qualified professional. The parking analysis, at a minimum, shall assess the average parking demand and available supply for existing and proposed uses on the subject site; opportunities for shared parking with other uses in the vicinity; existing public parking in the vicinity; transportation options existing or planned near the site, such as frequent bus service, carpools, or private shuttles; and other relevant factors. This parking analysis applies to a request in the reduction or an increase in parking ratios.

The Planning Official, through a Type II procedure, may reduce the off-street parking standards of Table 17-3.5.030.A for sites with one or more of the following features:

Sites containing or adjacent to a bus stop with frequent transit service, whose frontage is improved with a bus stop waiting shelter consistent with the standards of the applicable transit provider, are allowed a 20 percent reduction to the standard number of automobile parking spaces.

Space being dedicated for a transit facility such as a park-and-ride, bus pull-out, or other transit facility: Allow up to a 10 percent reduction in the number of automobile parking spaces.

Site has dedicated parking spaces for carpool or vanpool vehicles: Allow up to a 10 percent reduction to the standard number of automobile parking spaces.

Site has dedicated parking spaces for motorcycles, scooters, or electric carts: Allow reductions to the standard dimensions for parking spaces.

Site has more than the minimum number of required bicycle parking spaces: Allow up to a 10 percent reduction to the number of automobile parking spaces.

Site has off-street parking or other public parking in the vicinity of the site.

The number of required off-street parking spaces may be reduced through the provision of shared parking, pursuant to subsection E.

The Planning Official through a Type I procedure may reduce the off-street parking standards of Table 3.5.030.A by one parking space for every two on-street parking spaces located adjacent to the subject site, provided the parking spaces meet the dimensional standards of subsection F.

The Planning Official, through a Type I procedure, may allow property owners of existing non-residential development to replace up to 10 percent of existing parking spaces with bus shelters and other pedestrian and transit amenities located adjacent to streets with existing or planned transit routes.

Maximum Number of Off-Street Automobile Parking Spaces. The maximum number of off-street automobile parking spaces allowed per site equals the minimum number of required spaces for the use pursuant to Table 17-3.5.030.A, times a factor of:

1.2 spaces for uses fronting a street with adjacent on-street parking spaces; or

1.5 spaces, for uses fronting no street with adjacent on-street parking; or

A factor based on applicant's projected parking demand, subject to City approval.

Shared Parking. Required parking facilities for two or more uses, structures, or parcels of land may be satisfied by the same parking facilities used jointly, to the extent that the owners or operators show that the need for parking facilities does not materially overlap (e.g., uses primarily of a daytime versus nighttime nature; weekday uses versus weekend uses), and provided that the right of joint use is evidenced by a recorded deed, lease, contract, or similar written instrument establishing the joint use. Shared parking requests shall be subject to review and approval through a Type I Review.

Parking Stall Design and Minimum Dimensions. Where a new off-street parking area is proposed, or an existing off-street parking area is proposed for expansion, the entire parking area shall be improved in conformance with this Code. At a minimum the parking spaces and drive aisles shall be paved with asphalt, concrete, or other City-approved materials, provided the Americans with Disabilities Act requirements are met, and shall conform to the minimum dimensions in Table 17-3.5.030.F and the figures below. All off-street parking areas shall contain wheel stops, perimeter curbing, bollards, or other edging as required to prevent vehicles from damaging buildings or encroaching into walkways, side-walks, landscapes, or the public right-of-way. Parking areas shall also provide for surface water management, pursuant to Section 17-3.6.050.

Table 17-3.5.030.F Parking Area Minimum Dimensions*
Parking Angle< °	Curb Length	Stall Depth		Aisle Width		Bay Width		Stripe Length
Parking Angle< °	Curb Length	Single D1	Double D2	One Way A1	Two Way A2	One Way B1	Two Way B2	Stripe Length
90°	8′-6″	18′	36′	23′	23′	59′	59′	18′
60°	10′	20′	40′	17′	18′	57′	58′	23′
45°	12′	18′-6″	37′	13′	18′	50′	55′	26′-6″
30°	17′	16′-6″	33′	12′	18′	45′	51′	32′-8″
0°	22′	8′-6″	17′	12′	18′	29′	35′	8′-6″

Notes:
*	See Figure 17-3.5-18. See also Chapter 17-3.2 Building Orientation and Design for parking location requirements for some types of development; Chapter 17-3.3 Access and Circulation for driveway standards; and Chapter 17-3.4 for requirements related to Landscaping, Screening, Fences, Walls, and Outdoor Lighting.

Adjustments to Parking Area Dimensions. The dimensions in subsection E are minimum standards. The Planning Official, through a Type II procedure, may adjust the dimensions based on evidence that a particular use will require more or less maneuvering area. For example, the Planning Official may approve an adjustment where an attendant will be present to move vehicles, as with valet parking. In such cases, a form of guarantee must be filed with the City ensuring that an attendant will always be present when the lot is in operation.

Americans with Disabilities Act (ADA). Parking shall be provided consistent with ADA requirements, including, but not limited to, the minimum number of spaces for automobiles, van-accessible spaces, location of spaces relative to building entrances, accessible routes between parking areas and building entrances, identification signs, lighting, and other design and construction requirements.

Electric Charging Stations. Charging stations for electric vehicles are allowed as an accessory use to parking areas developed in conformance with this Code, provided the charging station complies with applicable building codes and any applicable state or federal requirements.

Figure 17-3.5-1

(Ord. 2017-08 §1; Ord. 2019-01 §1)

§ 17-3.5.040 Bicycle Parking.

Standards. Bicycle parking spaces shall be provided with new development and, where a change of use occurs, at a minimum, shall follow the standards in Table 17-3.5.040.A. Where an application is subject to Conditional Use Permit approval or the applicant has requested a reduction to an automobile-parking standard, pursuant to Section 17-3.5.030.C, the Planning Official may require bicycle parking spaces in addition to those in Table 17-3.5.040.A.

Table 17-3.5.040.A Minimum Required Bicycle Parking Spaces
Use	Minimum Number of Spaces
Multifamily Residential (not required for parcels with fewer than 4 dwelling units)	2 bike spaces per 4 dwelling units
Commercial	2 bike spaces per primary use or 1 per 5 vehicle spaces, whichever is greater
Industrial	2 bike spaces per primary use or 1 per 10 vehicle spaces, whichever is greater
Community Service	2 bike spaces
Parks (active recreation areas only)	4 bike spaces
Schools (all types)	2 bike spaces per classroom
Institutional Uses and Places of Worship	2 bike spaces per primary use or 1 per 10 vehicle spaces, whichever is greater
Transit Transfer Stations and Park-and-Ride Lots	5 bike spaces per acre
Other Uses	2 bike spaces per primary use or 1 per 10 vehicle spaces, whichever is greater

Design. Bicycle parking shall consist of staple-design steel racks or other City-approved racks, lockers, or storage lids providing a safe and secure means of storing a bicycle, consistent with the Public Works Design Standards.

Exemptions. This section does not apply to single-family and duplex housing, home occupations, and agricultural uses.

Hazards. Bicycle parking shall not impede or create a hazard to pedestrians or vehicles, and shall be located so as to not conflict with the vision clearance standards of Section 17-3.3.030.G.

Figure 17-3.5-19

(Ord. 2017-08 §1; Ord. 2019-01 §1)

§ 17-3.5.050 Loading Areas.

Purpose. The purpose of Section 17-3.5.050 is to provide adequate loading areas for commercial and industrial uses that do not interfere with the operation of adjacent streets.

Applicability. Section 17-3.5.050 applies to uses that are expected to have service or delivery truck visits. It applies only to uses visited by trucks with a 40-foot or longer wheelbase, at a frequency of one or more vehicles per week. The Planning Official shall determine through a Type I review the number, size, and location of required loading areas, if any.

Standard. Where an off-street loading space is required, it shall be large enough to accommodate the largest vehicle that is expected to serve the use without obstructing vehicles or pedestrian traffic on adjacent streets and driveways. The Planning Official may restrict the use of other public rights-of-way, so applicants are advised to provide complete and accurate information about the potential need for loading spaces.

Placement, Setbacks, and Landscaping. Loading areas shall conform to the standards of Chapter 17-3.2 Building Orientation and Design; Chapter 17-3.3 Access and Circulation; and Chapter 17-3.4 Landscaping, Fences and Walls, Outdoor Lighting. Where parking areas are prohibited between a building and the street, loading areas are also prohibited.

Exceptions and Adjustments. The Planning Official, through a Type I Review, may approve a loading area adjacent to or within a street right-of-way where it finds that loading and unloading operations are short in duration (i.e., less than one hour), infrequent, do not obstruct traffic during peak traffic hours, do not interfere with emergency response services, and are acceptable to the applicable roadway authority.

(Ord. 2017-08 §1)