This Article describes the minimum design standards required for all at-grade surface vehicle parking areas. One- and two-family dwellings are exempt from these requirements.
A.
Location. No vehicle parking spaces shall occupy any of the required setbacks unless the parking area is the only developed use of a legal lot of record and provided that all the other screening and landscaping requirements of this Title have been met. This requirement may be waived for the rear setback where alley access serves the subject property, provided the entire block length of the alley right-of-way is free and clear of any obstructions and adequately surfaced with an all weather material such as gravel, concrete, or asphalt. Parked vehicles shall not overhang property lines or walkways unless otherwise approved by the Director.
B.
Surfacing. On site areas used for the parking and maneuvering of vehicles shall be surfaced with material approved by the City Engineer.
C.
Striping. All parking spaces shall be striped.
A.
General. Internal circulation shall be designed to facilitate movement of vehicles, bicycles and pedestrians in a safe and efficient manner, with a minimum of impervious surface coverage.
B.
Emergency Vehicles. Safe and convenient vehicular access shall be provided for service and emergency vehicles.
C.
Pedestrian Walkways. Safe, efficient, and conveniently located pedestrian walkways shall be provided.
D.
Integration and Separation. Integration and/or separation of vehicle, bicycle and pedestrian circulation systems shall be appropriate to the type and size of the development and anticipated traffic flows. Accessible connections to the adjacent public sidewalk(s) shall be provided in all cases where such sidewalk exists or is required as a condition of development.
A.
General Provisions.
1.
Motor vehicle parking lots, loading, and maneuvering areas shall be landscaped by medium and large canopied deciduous trees, mid-sized shrubs, and groundcovers to reduce the visual impact of glare, headlights, and parking lot lights from the public right-of-way and adjoining properties. The intent of a landscaped parking lot is also to break-up and screen the areas of impervious surfaces, reduce the level of carbon dioxide in areas of heavy vehicle use, return pure oxygen to the atmosphere, provide shade as a means of altering the microclimate, and generally improve the environmental and aesthetic qualities of the parking areas.
2.
Efforts shall be made through the design and layout of parking area(s) to save as many existing trees on site as possible.
3.
All required landscaped areas shall be irrigated with a permanent irrigation system.
4.
The property owner is responsible for the establishment and continued maintenance of parking lot landscaping in accordance with the requirements of this Article.
5.
The minimum planting size for trees shall be 2.5 inches caliper at 5 feet above grade per the requirements of Section 10.6.070.100: Measuring Tree Diameter.
6.
Tree species shall be chosen from the recommended tree list provided by the Director; however trees must be deciduous and capable of reaching 30 feet in height and spread at maturity.
7.
A minimum of 60% of all landscaped areas, including required planting strips and planting islands, shall be covered with trees, shrubs, and ground cover. The remaining 40% may be dry landscaped with approved materials.
8.
Shrubs shall be at least 24 inches high at maturity and a minimum of one-gallon size at the time of planting.
B.
Landscaping/Screening Along a Public Right-of-Way. All surface vehicle parking lots larger than 6 spaces, and all maneuvering and loading areas shall provide a minimum 5-foot wide screen buffer between the parking, maneuvering or loading areas and a public right-of-way (except alleys and accessways). The screen buffer shall also be required along interior lot lines in residential neighborhoods. Where the curb or the edge of these areas is used as the tire stop for parking, the screen buffer area shall be a minimum of 7.5 feet wide. The screen buffer area shall be landscaped according to the following requirements:
1.
One of the following 2 types of buffering shall be provided (in addition to required street trees):
a.
Planting Strip. A planting strip in the required buffer between the right-of-way and parking area. The planting strip may be pierced by pedestrian and vehicle accessways. Planting strips shall be planted with trees meeting the specie and size criteria of paragraphs (A)(5) and (A)(6) of this section, and a low level evergreen hedge no more than 48 inches in height.
b.
Wall or Hedge. A decorative wall or evergreen hedge screen no more than 48 inches in height and established parallel to, and no nearer than 2 feet from, the right-of-way line. The area between the wall or hedge and the street/sidewalk line shall be landscaped. The wall or screening shall be designed to allow a free access to the site or sidewalk by pedestrians.
2.
Visual Breaks. Visual breaks, not more than 5 feet wide, shall be provided every 30 feet within evergreen hedges abutting public rights-of-way.
3.
Shrubs. Shrubs used for screening parking lot areas shall be planted in minimum 1 gallon container sizes, or larger, in order to achieve a desired height of 30 inches within 12 months.
C.
Interior Parking Lot Landscaping. In addition to buffer landscaping along the public right-of-way (excluding alleys and accessways) and along interior lot lines where required, all surface parking lots greater than 6 spaces shall include landscaping to cover not less than 10% of the interior of the parking area in accordance with the following:
1.
A planting bay shall be located at the end of each parking row and at intervals between parking rows. Planting bays shall be a minimum of 9 feet wide, to allow doors to open without damage, and a minimum of 180 square feet. Each bay shall be curbed, and planted with 1 approved tree having a clear trunk height of at least 9 feet when mature. Height of all plantings, other than trees, in planting bays is limited to 24 inches.
2.
All trees shall be selected from the recommended tree list provided by the Director.
3.
Trees shall not be placed within 10 feet of a public utility easement without prior approval of the City Engineer.
4.
Parking areas shall be separated by a 5-foot landscaped planting bed from all exterior walls that include no pedestrian entranceways or loading areas.
5.
Driveways, accessways, and access drives into vehicle parking lots from public and private streets shall be bordered (both sides) by a minimum 5-foot wide landscape planter strip with approved trees planted 20 to 30 feet on center and low shrubs.
6.
Trees shall be evenly distributed throughout the parking area according to the applicable requirements of this Article and the following table:
Zone District | Parking Lot Tree Requirement Ratio |
|---|---|
RL | No requirement |
RM, RH | 1 tree per 10 parking spaces |
CBC | 1 tree per 5 parking spaces |
CLI | 1 tree per 10 parking spaces |
CG, CR | 1 tree per 12 parking spaces |
I | 1 tree per 20 parking spaces after the first 10 spaces |
P/OS | 1 tree per 10 parking spaces |
D.
Alternate Landscaping Plan. Applicants may prepare an alternate landscaping plan for parking lots with 16 or fewer vehicle parking spaces located in the following zone districts:
CBC - Central Business Commercial
NC - Neighborhood Center Overlay
CFO - Community Facilities Overlay
RL - Low Density Residential
RH - High/Medium Density
RM - Medium Density Residential
The alternate landscaping plan and specifications shall meet the intent of the requirements in this Article and the intent of the subject zone district, and is subject to approval by the approving authority.
A.
General. Where required by the Oregon Americans with Disabilities Act, parking areas shall provide parking spaces and aisles which are accessible to the disabled. These accessible spaces shall be located closest to an accessible building entry. Whenever practical, the accessible route shall not cross lanes of vehicular traffic. Where the accessible route does cross vehicular traffic, the crossing area shall be distinguished from traffic lanes using at-grade distinctive paving materials or other appropriate surfaces which contrast visually with adjoining surfaces. The crossing area shall be maintained for safety, and shall meet the requirements of the Oregon Americans with Disabilities Act. Location of vehicle parking shall not obstruct curb ramps or other sloped areas. Accessible parking spaces shall be minimum 9 feet wide with a 6-foot wide access aisle per single space, or between each 2 spaces. A van accessible parking space shall be at least 9 feet wide and shall have an adjacent access aisle that is at least 8 feet wide. Accessible parking spaces shall be at least 9 feet wide and shall have an adjacent access aisle that is at least 6 feet wide. The access aisle shall be located on the passenger side of the parking space except that two adjacent accessible parking spaces may share a common access aisle. Accessible parking shall be provided according to the following ratio requirements:
Minimum Required Number of Total Parking Spaces | Number of Accessible Spaces |
|---|---|
1-25 | 1 |
26-50 | 2 |
51-75 | 3 |
76-100 | 4 |
101-150 | 5 |
151-200 | 6 |
201-300 | 7 |
301-400 | 8 |
401-500 | 9 |
501-999 | 2% of total spaces |
Over 1,000 | 20 spaces plus 1 for every 100 spaces over 1,000 |
B.
Van Accessible Parking. One in 8 accessible parking spaces, but no less than 1 space, must provide a van-accessible parking space. Van accessible parking spaces are 9 feet wide with an 8-foot wide aisle which can be shared between another 9-foot accessible space. Van accessible parking spaces shall have an additional van accessible sign mounted below the accessible parking sign. Van accessible spaces can be used by any authorized accessible vehicle.
C.
Marking. The accessible parking symbol shall be painted on the parking space and an accessible parking sign shall be placed in front of each space according to the Oregon Transportation Commission's Disabled Parking Standards.
D.
Medical Facilities.
1.
Medical care facilities shall provide a passenger drop-off and loading zone(s) per the provisions of Section 10.7.030.060 of this Article.
2.
Medical care facilities specializing in the treatment of persons with mobility impairments shall provide 20% of required parking spaces as accessible.
3.
For outpatient facilities, 10% of the parking spaces, but not less than 1 space shall be accessible.
Where provided, passenger drop-off and loading zones shall be located on an accessible route, shall not be less than 12 feet wide by 25 feet long, shall not have a slope exceeding 1 vertical foot for every 50 horizontal feet, shall have a vertical clearance of not less than 114 inches, and shall be designed and constructed according to the Oregon State Structural Specialty Code and the Oregon Americans With Disabilities Compliance Manual.
Commercial and industrial buildings with floor area greater than 5,000 square feet shall provide for adequate on site loading area(s). Where the loading area is located such that a delivery vehicle must back directly in, a maneuvering space of 55 feet with 16 feet vertical clearance shall be provided. The CBC - Central Business Commercial zone district is exempt from these vehicle loading/unloading provisions.
All multifamily dwelling developments shall provide areas sufficient to accommodate 1 motorcycle for every 10 parking spaces to park and store motorcycles and mopeds. These areas shall be clearly defined, and reserved for exclusive use by motorcycles and mopeds.
A.
Driveways. Driveways shall not occupy a front yard or exterior side yard setback except to pass through the setback in order to connect parking spaces directly with the public right-of-way or as necessary for shared driveways and internal access between uses on abutting lots. Driveways are also subject to the requirements of Article 6.060: Driveway and Entrance Standards.
B.
Aisles. Vehicle parking spaces shall be provided with adequate aisles or turnaround areas so that all vehicles may enter the street in a forward manner.
D.
Drainage. Adequate drainage facilities shall be provided to dispose of the runoff generated by impervious surfaces of the parking area. (Roof drains shall connect directly to the storm system, and shall not flow onto parking surfaces.) Provisions shall be made for the on-site collection of drainage waters to eliminate sheet flow of such waters onto sidewalks, public rights-of-way, and abutting private property. Stormwater pretreatment shall be required per the provisions of Section 10.7.020.090: Stormwater Pretreatment.
E.
Joint and Cross Access. In order to eliminate the necessity of utilizing the public rights-of-way for cross movements, surface parking lots serving commercial uses which are open to the public shall be designed in accordance with the requirements of Section 10.6.050.030(D): Joint and Cross Access.
Vehicle parking areas shall be landscaped so as to create parking clusters of not more than 35 spaces. Auto parking clusters shall be separated by a minimum 5-foot wide landscaped area with parking lot trees planted 20 to 30 feet on center and low shrubs, or a walkway, or by buildings or building groups. Parking lot trees shall be chosen from a list provided by the Director.
Where refuse collection is provided in, or adjacent to a parking area the following shall be required:
A.
Screening. Refuse storage facilities shall be screened by a solid wall, fence, evergreen hedge, or a combination of these methods. Screening shall be designed to screen the refuse storage area from streets, accessways, and adjacent properties.
B.
Placement. All refuse collection containers shall be placed on concrete pads. Pads shall have a positive surface drainage.
A.
General. Parking areas shall be adequately lighted where necessary for public safety and security of property.
B.
Shielding and Arrangement. Lighting sources shall be shielded, and arranged so as not to produce glare in any public right-of-way, or otherwise constitute a nuisance on adjacent property.
C.
Maximum Illumination. Maximum illumination at the property line shall not exceed an average horizontal foot candle of 0.3 for non-cut-off light and 1.0 for cut-off lights.
A.
All surface parking lots shall be designed in accordance with City standards for stalls and aisles as set forth in Figure 7-1, Off-Street Parking Dimensions. A minimum of 70% of vehicle parking stalls shall be of standards size and a maximum of 30% of vehicle parking stalls shall be compact spaces. Compact spaces shall be designed in clusters and appropriately marked "compact."
B.
The following notes apply to Figure 7-1:
1.
For 1 row of stalls use "C" plus "D" as minimum module width.
2.
Public alley width may be included as part of dimension "D," but all stalls must be on private property, off the public right-of-way.
3.
Use 350 square feet per vehicle to estimate available parking area for stall, aisle, and access areas.
4.
The minimum stall width for high turnover self-parking is 9 feet. For supermarkets and similar facilities (shoppers with packages) the minimum stall width is 9.5 feet.
5.
The minimum aisle width for two-way traffic and for emergency vehicle operations is 24 feet. The minimum aisle width for one-way emergency vehicle access is 20 feet.
6.
Where a bumper overhang area is provided (e.g., increased pedestrian walkway width, curbed islands), "G" may be subtracted from "C" to determine stall depth.
Figure 7-1 OFF-STREET SURFACE PARKING DIMENSIONS Required Space and Aisle Dimensions in Feet  |