Chapter 19.600 regulates off-street parking and loading areas on private property outside the public right-of-way. The purpose of Chapter 19.600 is to: support efficient streets; avoid unnecessary conflicts between vehicles, bicycles, and pedestrians; encourage bicycling, transit, and carpooling; minimize parking impacts to adjacent properties; improve the appearance of parking areas; and minimize environmental impacts of parking areas.
Regulations governing the provision of on-street parking within the right-of-way are contained in Chapter 19.700. The management of on-street parking is governed by Chapter 10.20. Chapter 19.600 does not enforce compliance with the Americans with Disabilities Act (ADA). ADA compliance on private property is reviewed and enforced by the Building Official.
(Ord. 2025 § 2, 2011; Ord. 2106 § 2 (Exh. F), 2015; Ord. 2218 § 2 (Exh. B), 2022; Ord. 2243, 5/21/2024)
The regulations of Chapter 19.600 apply to all off-street parking areas and off-street loading areas. Activity that is not described by Subsections 19.602.3 or 4 is exempt from compliance with the provisions of Chapter 19.600. Changes to nonconforming off-street parking and loading are addressed through Chapter 19.600 and not through the provisions of Chapter 19.800.
Property owners shall comply with the regulations of Chapter 19.600 by ensuring conformance with the standards of Chapter 19.600 related to ongoing maintenance, operations, and use of off-street parking and loading areas. Changes to existing off-street parking or loading areas that bring the area out of conformance with Chapter 19.600, or further out of conformance if already nonconforming, are prohibited.
The provisions of Chapter 19.600 apply to development and changes of use as described in Subsection 19.602.3.
A. 
Development of a vacant site shall have off-street parking and off-street loading areas that conform to the requirements of Chapter 19.600. Development of a site that results in an increase of 100% or more of the existing floor area and/or structure footprint on a site shall also conform to the requirements of Chapter 19.600. The construction of new off-street parking spaces may be subject to the electric vehicle charging requirements of Subsection 19.605.4. The floor area and/or footprint of structures demolished prior to development or redevelopment on the site shall not be considered when calculating the increase in floor area and/or structural footprints.
B. 
Existing off-street parking and loading areas shall be brought closer into conformance with the standards of Chapter 19.600, per Subsection 19.602.5, when the following types of development or change in use occur:
1. 
Development that results in an increase of less than 100% of the existing floor area and/or structure footprint.
2. 
Changes of use, as defined in Section 19.201.
3. 
Existing off-street parking areas 1/4-acre or larger or made a 1/4-acre or larger through added parking. Where 50% or more of the existing asphalt or pavement is excavated for parking improvements, the entire off-street parking area must conform with Subsection 19.606.4.
A. 
Any parking or loading area developed to serve an existing use(s) that is not associated with development activity or a change in use described in Subsection 19.602.3 shall conform to the requirements of Sections 19.604 and 19.606-19.611, as well as to the electric vehicle (EV) charging requirements of Subsection 19.605.4 as applicable. The total number of spaces in the existing parking area and new parking area shall not exceed the maximum allowed quantity of parking as established in Section 19.605. Any parking area that is 1/4-acre or larger or becomes a 1/4-acre or larger through added parking must comply with Subsection 19.606.4 when 50% or more of the existing asphalt or pavement is excavated for parking improvements.
B. 
Any parking or loading area that is not developed to serve an existing use and is not associated with development activity or a change in use as described in Subsection 19.602.3 shall conform to the requirements of Sections 19.604 and 19.606-19.611. The requirements of Section 19.605 do not apply to parking areas described under Subsection 19.602.4.B. Any parking area that is 1/4-acre or larger or becomes a 1/4-acre or larger through added parking must comply with Subsection 19.606.4 when 50% or more of the existing asphalt or pavement is excavated for parking improvements.
A. 
Purpose
The purpose of Subsection 19.602.5 is to improve nonconforming off-street parking and loading areas as redevelopment occurs. These improvements should occur in conjunction with a development or change in use.
B. 
Limitations on Required Improvements
The cost of materials for any required improvements shall not exceed 10% of the development permit value of the associated development, redevelopment, and/or tenant improvements associated with a change in use. The cost of capital equipment such as manufacturing or operational equipment is exempt from the building permit value for purposes of this regulation. This exemption does not include building infrastructure such as electrical, plumbing, heating, venting, or air conditioning equipment.
C. 
Areas of Required Improvement
The Planning Director will evaluate the applicant's parking plan and use the prioritized list below when determining what improvements will be required.
1. 
Paving and striping of parking areas, per Subsection 19.606.3.A.
2. 
Minimum required bicycle parking spaces, per Section 19.609.
3. 
Landscaping of existing buffers, islands, and medians, per Subsection 19.606.2.D and Subsection 19.606.4 when applicable.
4. 
New perimeter landscape buffers, islands, and medians, as applicable, per Subsection 19.606.2 and Subsection 19.606.4 when applicable.
5. 
New pedestrian connections, as per Subsection 19.606.3.D, Subsection 19.504.7, and Subsection 19.606.4 when applicable.
6. 
Other applicable standards within Chapter 19.600, as determined by the Planning Manager.
The Planning Manager shall apply the provisions of Chapter 19.600 in reviewing all land use and development permit applications, except when an application is subject to a quasi-judicial land use review or appeal, in which case the body reviewing the application or appeal has the authority to implement and interpret the provisions of Chapter 19.600.
Except for single detached dwellings or development situations where no off-street parking is being provided, a development or change in use subject to Chapter 19.600 as per Section 19.602 shall submit a parking plan, drawn to scale. The parking plan shall show that all applicable standards are met, and shall include but not be limited to the items listed below, unless waived by the Planning Manager.
A. 
Delineation of individual spaces and wheel stops.
B. 
Drive aisles necessary to serve spaces.
C. 
Accessways, including driveways and driveway approaches, to streets, alleys, and properties to be served.
D. 
Pedestrian pathways and circulation.
E. 
Bicycle parking areas and rack specifications.
F. 
Fencing.
G. 
Abutting land uses.
H. 
Grading, drainage, surfacing, and subgrading details.
I. 
Location and design of lighting fixtures and levels of illumination.
J. 
Delineation of existing and proposed structures.
K. 
Parking and loading area signage.
L. 
Landscaping, including the following information.
1. 
The location and area of existing and proposed trees, vegetation, and plant materials, including details about the number, size, and species of such items.
2. 
Notation of the trees, plants, and vegetation to be removed, and protection measures for existing trees and plants to be preserved.
Accessory parking shall be located in one or more of the following areas:
A. 
On the same site as the primary use for which the parking is accessory.
B. 
On a site owned by the same entity as the site containing the primary use where the nearest parking spaces shall be no further than 1,000 ft from the principal structure(s) or use(s). The measurement shall be along a route that is adequately illuminated; has vertical or horizontal separation from travel lanes within the right-of-way; uses legal crosswalks for right-of-way crossing; and has an asphalt, concrete, or similar surface material. Accessory parking that is located in this manner shall not be considered a parking facility for purposes of the base zones in Chapter 19.300.
C. 
Where parking is approved in conformance with Subsection 19.605.2.
D. 
On a site serving a separate primary use when a shared parking agreement has been procured.
The purpose of Section 19.605 is to ensure that development does not provide excessive vehicle parking based on their estimated parking demand. Subsection 19.605.1 establishes parking ratios for common land uses, and Subsection 19.605.3 allows certain exemptions and reductions to these ratios based on location or on-site amenities. Subsection 19.605.4 details requirements for installing electric vehicle (EV) charging infrastructure in new multi-unit, mixed-use, commercial, and industrial developments. Modifications to the established parking ratios and determinations of parking requirements for unique land uses are allowed with discretionary review per Subsection 19.605.2.
(Ord. 2025 § 2, 2011; Ord. 2051 § 2, 2012; Ord. 2106 § 2 (Exh. F), 2015; Ord. 2112 § 2 (Exh. B), 2015; Ord. 2161 § 2, 2018; Ord. 2186 § 2, 2019; Ord. 2218 § 2 (Exh. B), 2022; Ord. 2221 § 2 (Exh. B), 2022; Ord. 2224 § 2, 2022; Ord. 2236 § 2, 2023; Ord. 2243, 5/21/2024)
A. 
When off-street parking is provided with development, the number of spaces shall not be more than the maximum number of parking spaces as listed in Table 19.605.1. Modifications to the standards in Table 19.605.1 may be made as per Section 19.605. Where multiple ratios are listed, the Planning Manager shall determine which ratio to apply to the proposed development or use.
B. 
When a specific use has not been proposed or identified at the time of permit review, the Planning Manager may elect to assign a use category from Table 19.605.1 to determine the maximum allowed parking. Future tenants or property owners are responsible for compliance with Chapter 19.600 per the applicability provisions of Section 19.602.
C. 
If a proposed use is not listed in Table 19.605.1, the Planning Manager has the discretion to apply the maximum requirements of a similar use listed in the table upon finding that the listed use and unlisted use have similar parking demands. If a similar use is not listed, the maximum allowance will be determined per Subsection 19.605.2.
D. 
Where the calculation of maximum parking spaces does not result in a whole number, the result shall be rounded to the nearest whole number.
E. 
Parking spaces for disabled persons, and other improvements related to parking, loading, and maneuvering for disabled persons, shall conform to the Americans with Disabilities Act and shall be subject to review and approval by the Building Official. Spaces reserved for disabled persons are included in the maximum allowed number of off-street parking spaces.
F. 
Uses that have legally established parking areas that exceed the maximum number of spaces allowed by Section 19.605 prior to June 17, 2010, the effective date of Ordinance #2015, shall be considered nonconforming with respect to the quantity requirements. Such uses shall not be considered parking facilities as defined in Section 19.201.
Table 19.605.1
Minimum To Maximum Off-Street Parking Requirements
Use
Maximum Allowed
A. Residential Uses
1. Single detached dwellings, including manufactured homes.
No maximum.
2. Multi-Unit Dwellings
2 spaces per dwelling unit.
3. Middle Housing1
 
a. Duplexes
1 space per dwelling unit
b. Triplexes
1 space per dwelling unit
c. Quadplexes
1 space per dwelling unit
d. Townhouses2
1 space per dwelling unit
e. Cottage Clusters
1 space per dwelling unit
4. Adult foster/care homes and similar facilities allowed by right in residential zones.
Minimum required parking plus 1 space per bedroom.
5. Accessory dwelling units (ADU).
No maximum.
B. Community Service and Other Public Uses
1. Religious institutions.
1 space per 2 seats.
2. Day-care center ("family daycare" as defined in Section 19.201 has no parking requirements).
3.5 spaces per 1,000 sq ft of floor area.
3. School—elementary/junior high.
2 spaces per classroom.
4. School—senior high.
0.33 spaces per student, plus 1 space per staff.
5. Meeting room, club, lodge, or association.
16.66 spaces per 1,000 sq ft of floor area, or 1 space per 3 seats if seats are permanently installed.
6. Library, museum, art gallery.
1.2 spaces per 1,000 sq ft of floor area.
7. Residential care facilities.
1 space per 3 beds.
C. Lodging Places
1. Motel, hotel, boarding house.
1.5 spaces per lodging unit.
2. Bed and breakfast establishments.
1.5 spaces per lodging unit, plus 2 spaces for the permanent residence.
D. Commercial Uses—Recreational
1. Indoor recreation, such as a health club, gym, bowling alley, arcade, etc.
5.5 spaces per 1,000 sq ft of floor area.
2. Theater, auditorium, or stadium.
1 space per 3 seats.
E. Commercial Uses—Retail Goods
1. Eating and drinking establishments.
15 spaces per 1,000 sq ft of floor area.
2. General retail—grocery stores, convenience stores, specialty retail and shops.
5 spaces per 1,000 sq ft of floor area.
3. Bulk retail—furniture and home furnishings, appliances, vehicles, building materials, and similar large items.
3 spaces per 1,000 sq ft of floor area.
4. Gas stations.
1.25 spaces per 4 pumps.
F. Commercial Uses—Services
1. General office, including banks.
3.4 spaces per 1,000 sq ft of floor area.
2. Medical/dental office (nonhospital), veterinary clinic.
4.9 spaces per 1,000 sq ft of floor area.
3. Personal services, such as a barbershop, beauty parlor, etc.
5.4 spaces per 1,000 sq ft of floor area.
4. Commercial services, such as dry cleaners and repair shops (does not include vehicle repair).
5.1 spaces per 1,000 sq ft of floor area.
5. Vehicle repair.
2.5 spaces per 1,000 sq ft of floor area.
6. Quick vehicle repair and servicing, such as oil change and tire shops.
3 spaces per service bay.
7. Mortuary/funeral home.
1 space per 3 chapel or parlor seats.
8. Car wash.
2 spaces per wash bay for self-service washes, or 2 spaces per 1,000 sq ft of floor area for full-service washes.
G. Industrial Uses
1. Manufacturing.
2 spaces per 1,000 sq ft of floor area.
2. Storage, warehouse, wholesale establishment less than 150,000 sq ft.
1 space per 1,000 sq ft of floor area.
3. Storage, warehouse, wholesale establishment 150,000 sq ft or greater.
0.4 spaces per 1,000 sq ft of floor area.
4. Mini-warehouse; self-service storage.
1 space per 20 storage units, plus 1 space per employee of the largest shift.
1
For middle housing developments located on streets classified as Arterials or Collectors in the Transportation System Plan, 0.5 off-street parking spaces per dwelling unit are required.
2
For townhouse developments of 8 or more townhouses, 0.5 off-street parking spaces per dwelling unit are required. Successive or phased townhouse developments to avoid this requirement are not permitted.
Subsection 19.605.2 allows for the modification of maximum parking ratios from Table 19.605.1 as well as the determination of maximum parking requirements. Parking determinations shall be made when the proposed use is not listed in Table 19.605.1 and for developments with parking demands that are higher than the maximum allowed.
A. 
Applicability The procedures of Subsection 19.605.2 shall apply in the following situations:
1. 
If the proposed use is not listed in Table 19.605.1 and the maximum allowed quantity for a similar listed use cannot be applied.
2. 
If the applicant seeks a modification from the maximum allowed quantities as calculated per Table 19.605.1.
B. 
Application Determination of parking ratios in situations listed above shall be reviewed as a Type II land use decision, per Section 19.1005 Type II Review. The application for a determination must include the following:
1. 
Describe the proposed uses of the site, including information about the size and types of the uses on site, and information about site users (employees, customers, residents, etc.).
2. 
Identify factors specific to the proposed use and/or site, such as the proximity of transit, parking demand management programs, availability of shared parking, and/or special characteristics of the customer, client, employee or resident population that affect parking demand.
3. 
Provide data and analysis specified in Subsection 19.605.2.B.3 to support the determination request. The Planning Manager may waive requirements of Subsection 19.605.2.B.3 if the information is not readily available or relevant, so long as sufficient documentation is provided to support the determination request.
a. 
Analyze parking demand information from professional literature that is pertinent to the proposed development. Such information may include data or literature from the Institute of Transportation Engineers, American Planning Association, Urban Land Institute, or other similar organizations.
b. 
Review parking standards for the proposed use or similar uses found in parking regulations from other jurisdictions.
c. 
Present parking quantity and parking use data from existing developments that are similar to the proposed development. The information about the existing development and its parking demand shall include enough detail to evaluate similarities and differences between the existing development and the proposed development.
d. 
For middle housing, provide occupancy and use data quantifying conditions of the on-street parking system within one block of the middle housing development.
4. 
Propose a maximum parking ratio. For phased projects, and for projects where the tenant mix is unknown or subject to change, the applicant may propose a maximum for each development phase.
5. 
Address the approval criteria in Subsection 19.605.2.C.
C. 
Approval Criteria
The Planning Manager shall consider the following criteria in deciding whether to approve the determination or modification. The Planning Manager, based on the applicant's materials and other data the Planning Manager deems relevant, shall set the maximum parking allowed. Conditions of approval may be placed on the decision to ensure compliance with the parking determination.
1. 
All modifications and determinations must demonstrate that the proposed parking quantities are reasonable based on existing parking demand for similar use in other locations; parking quantity allowances for the use in other jurisdictions; and professional literature about the parking demands of the proposed use.
2. 
In addition to the criteria in Subsection 19.605.2.C.1, requests for modifications to increase the amount of maximum allowed parking shall meet the following criteria:
a. 
The proposed development has unique or unusual characteristics that create a higher-than-typical parking demand.
b. 
The parking demand cannot be accommodated by shared or joint parking arrangements or by increasing the supply of spaces that are exempt from the maximum amount of parking allowed under Subsection 19.605.3.A.
c. 
The requested increase is the smallest increase needed based on the specific circumstances of the use and/or site.
The following exemptions and by-right reductions cannot be used to further modify any parking modification or determination granted under Subsection 19.605.2.
A. 
Exemptions to Maximum Quantity Allowance
The following types of parking do not count toward the maximum amount of parking allowed on a site. This exemption applies only to the quantity requirements of Section 19.605 and not to the other requirements of Chapter 19.600. The City may impose conditions to ensure that parking spaces associated with these parking types are appropriately identified and used for the intended purpose.
1. 
Spaces for a parking facility.
2. 
Spaces for a transit facility or park and ride facility.
3. 
Storage or display areas for vehicle sales.
4. 
Employee carpool parking, when spaces are dedicated or reserved for that use.
5. 
Fleet parking.
6. 
Truck loading areas.
Required EV charging spaces. All new buildings that are commercial, industrial, multi-unit with 5 or more dwelling units, or mixed-use with 5 or more dwelling units and that provide new off-street parking must include sufficient space for electrical service capacity to support at least a Level 2 EV charger at required EV charging spaces as outlined below. For terms not defined elsewhere in Title 19, see applicable sections of the state building code and/or OAR 918-460-0200.
A. 
Commercial and Industrial Buildings
For new commercial and industrial buildings where new off-street parking spaces are constructed, choose one of the following:
1. 
At least 50% of the total number of newly constructed parking spaces must include electrical conduit adjacent to the spaces that will allow for the installation of at least a Level 2 EV charger; or
2. 
At least 20% of the total number of newly constructed parking spaces must include electrical conduit adjacent to the spaces that will allow for the installation of at least a Level 2 EV charger. At least 5% of newly constructed parking spaces must include an installed Level 2 or Level 3 EV charger. Parking spaces with installed chargers count toward the 20% minimum requirement.
B. 
Multi-Unit and Mixed-Use Residential Buildings
For new multi-unit and mixed-use buildings with 5 or more dwelling units, where new off-street parking spaces are constructed, choose one of the following:
1. 
All (100%) of the newly constructed parking spaces must include electrical conduit adjacent to the spaces that will allow for the installation of at least a Level 2 EV charger; or
2. 
At least 40% of the total number of newly constructed parking spaces must include electrical conduit adjacent to the spaces that will allow for the installation of at least a Level 2 EV charger. At least 10% of newly constructed parking spaces must include an installed Level 2 or Level 3 EV charger. Parking spaces with installed chargers count toward the 40% minimum requirement.
C. 
Structured Parking Facilities
For new structured parking facilities, where new off-street parking spaces are constructed, choose one of the following:
1. 
At least 50% of the total number of newly constructed parking spaces must include electrical conduit adjacent to the spaces that will allow for the installation of at least a Level 2 EV charger; or
2. 
At least 20% of the total number of newly constructed parking spaces must include electrical conduit adjacent to the spaces that will allow for the installation of at least a Level 2 EV charger. At least 5% of newly constructed parking spaces must include an installed Level 2 or Level 3 EV charger. Parking spaces with installed chargers count toward the 20% minimum requirement.
The purpose of Section 19.606 is to ensure that off-street parking areas are safe, environmentally sound, aesthetically pleasing, and that they have efficient circulation. The requirements in Subsection 19.606.4 apply to all types of development where a new quarter-acre parking lot or larger is provided. All other standards apply to all types of development where parking is provided, except for middle housing, single detached dwellings, and adult foster/care homes.
(Ord. 2025 § 2, 2011; Ord. 2036 § 3, 2011; Ord. 2051 § 2, 2012; Ord. 2106 § 2 (Exh. F), 2015; Ord. 2161 § 2, 2018; Ord. 2168 § 2, 2019; Ord. 2218 § 2 (Exh. B), 2022; Ord. 2243, 5/21/2024; Ord. 2262, 3/3/2026)
A. 
The dimensions for off-street parking spaces and abutting drive aisles, where provided, shall be no less than in Table 19.606.1. The minimum dimensions listed in Table 19.606.1. are illustrated in Figure 19.606.1.
Table 19.606.1
Minimum Parking Space And Aisle Dimensions
Angle (A)
Width (B)
Curb Length (C)
1-Way Aisle Width (D)
2-Way Aisle Width (D)
Depth (E)
0° (Parallel)
8.5′
22′
12′
19′
8.5′
30°
9′
17′
12′
19′
16.5′
45°
9′
12′
13′
19′
18.5′
60°
9′
10′
17′
19′
19′
90°
9′
9′
22′
22′
18′
Figure 19. Parking Dimension Factors
B. 
The dimension of vehicle parking spaces provided for disabled persons shall be according to federal and State requirements.
C. 
Parking spaces shall be provided with adequate aisles or turnaround areas so that all vehicles may enter the street in a forward manner.
D. 
Drive aisles shall be required in parking areas greater than 5 spaces. Drive aisles shall meet the minimum width standards of Subsection 19.606.1. Where a drive aisle or portion thereof does not abut a parking space(s), the minimum allowed width for a one-way drive aisle shall be 8 ft and the minimum allowed width for a two-way drive aisle shall be 16 ft.
A. 
Purpose
The purpose of the off-street parking lot landscaping standards is to provide vertical and horizontal buffering between parking areas and adjacent properties, break up large expanses of paved area, help delineate parking spaces and drive aisles, and provide environmental benefits such as stormwater management, carbon dioxide absorption, and a reduction of the urban heat island effect.
B. 
General Provisions
1. 
Parking area landscaping shall be required for the surface parking areas of all uses, except for middle housing and single detached dwellings. Landscaping shall be based on the standards in Subsections 19.606.2.C-E.
2. 
Landscaped areas required by Subsection 19.606.2 shall count toward the minimum amount of landscaped area required in other portions of Title 19.
3. 
Parking areas with 10 or fewer spaces in the Downtown Mixed Use Zone are exempt from the requirements of Subsection 19.606.2.
4. 
Required trees shall be species that, within 10 years of planting, will provide a minimum of 20-ft diameter shade canopy. Compliance with this standard is based on the expected growth of the selected trees.
5. 
Implementation of this section is in addition to, and must be coordinated with, Chapter 16.32 Tree Code.
C. 
Perimeter Landscaping
The perimeter landscaping of parking areas shall meet the following standards which are illustrated in Figure 19.606.2.C.
1. 
Dimensions
The minimum width of perimeter landscape areas are shown in Table 19.606.2.C.1. Where a curb provides the border for a perimeter landscape area, the dimension shall be measured from the inside of the curb(s). The Planning Manager may reduce the required minimum width of a perimeter landscaping area where existing development or site constraints make it infeasible to provide drive aisles, parking spaces, and the perimeter landscaping buffer width listed in Table 19.606.2.C.1.
Table 19.606.2.C.1
Minimum Perimeter Landscape Strip Dimensions
Location
Downtown Zones
All Other Zones
Lot line abutting a right-of-way
4′
8′
Lot line abutting another property, except for abutting properties that share a parking area
0′
6′
2. 
Planting Requirements
Landscaping requirements for perimeter buffer areas shall include one tree planted per 30 lineal ft of landscaped buffer area. Where the calculation of the number of trees does not result in a whole number, the result shall be rounded up to the next whole number. Trees shall be planted at evenly spaced intervals along the perimeter buffer to the greatest extent practicable. The remainder of the buffer area shall be grass, ground cover, mulch, shrubs, trees, or other landscape treatment other than concrete and pavement.
Figure 19.606.2.C Perimeter Landscaping Areas
3. 
Additional Planting Requirements Adjacent to Residential Uses
In addition to the planting requirements of Subsection 19.606.2.D.2, all parking areas adjacent to a residential use shall have a continuous visual screen in the landscape perimeter area that abuts the residential use. The area of required screening is illustrated in Figure 19.606.2.C.3. The screen must be opaque throughout the year from 1 to 4 ft above ground to adequately screen vehicle lights. These standards must be met at the time of planting. Examples of acceptable visual screens are a fence or wall, an earth berm with plantings, and other plantings of trees and shrubs.
Figure 19.606.2.C.3 Additional Planting Requirements Adjacent to Residential Uses
D. 
Interior Landscaping
The interior landscaping of parking areas shall meet the following standards which are illustrated in Figure 19.606.2.D.
1. 
General Requirements
Interior landscaping of parking areas shall be provided for sites where there are more than 10 parking spaces on the entire site. Landscaping that is contiguous to a perimeter landscaping area and exceeds the minimum width required by Subsection 19.606.2.C.1 will be counted as interior landscaping if it meets all other requirements of Subsection 19.606.2.D.
2. 
Required Amount of Interior Landscaped Area
At least 25 sq ft of interior landscaped area must be provided for each parking space. Planting areas must be at least 120 sq ft in area and dispersed throughout the parking area.
3. 
Location and Dimensions of Interior Landscaped Areas
a. 
Interior landscaped area shall be either a divider median between opposing rows of parking, or a landscape island in the middle or at the end of a parking row.
b. 
Interior landscaped areas must be a minimum of 6 ft in width. Where a curb provides the border for an interior landscape area, the dimension shall be measured from the inside of the curb(s).
4. 
Planting Requirements for Interior Landscaped Areas
a. 
For divider medians, at least 1 shade or canopy tree must be planted for every 40 linear ft. Where the calculation of the number of trees does not result in a whole number, the result shall be rounded up to the next whole number. Trees shall be planted at evenly spaced intervals to the greatest extent practicable.
b. 
For landscape islands, at least 1 tree shall be planted per island. If 2 interior islands are located contiguously, they may be combined and counted as 2 islands with 2 trees planted.
c. 
The remainder of any divider median or landscape island shall be grass, ground cover, mulch, shrubs, trees, or other landscape treatment other than concrete and pavement.
Location and Dimensions of Interior Landscaped Areas
5. 
Additional Landscaping for Large Parking Areas
Parking areas with more than 100 spaces on a site shall not have more than 15 spaces in a row without providing an interior landscaped island. See Figure 19.606.2.D.5.
Additional Landscaping for Large Parking Areas
E. 
Other Parking Area Landscaping Provisions
1. 
Preservation of existing trees is encouraged in the off-street parking area and may be credited toward the total number of trees required, based on staff's review.
2. 
Installation of parking area landscaping is required before a certificate of occupancy is issued, unless a performance bond is posted with the City. Then landscaping must be installed within 6 months thereafter or else the bond will be foreclosed and plant materials installed by the City.
3. 
Parking area landscaping must be maintained in good and healthy condition.
4. 
Required parking landscaping areas may serve as stormwater management facilities for the site. The City Engineer has the authority to review and approve the design of such areas for conformance with the Public Works Standards. This allowance does not exempt the off-street parking landscape area from meeting the design or planting standards of Subsection 19.606.2.
5. 
Pedestrian walkways are allowed within perimeter and interior landscape buffers if the landscape buffer is at least 2 ft wider than required in Subsections 19.606.2.C.1 and 19.606.2.D.3.b.
A. 
Paving and Striping
Paving and striping are required for all maneuvering and standing areas. Off-street parking areas shall have a durable and dust-free hard surface, shall be maintained for all-weather use, and shall be striped to show delineation of parking spaces and directional markings for driveways and accessways. Permeable paving surfaces may be used to reduce surface water runoff and protect water quality.
B. 
Wheel Stops
Parking bumpers or wheel stops, of a minimum 4-in height, shall be provided at parking spaces to prevent vehicles from encroaching on the street right-of-way, adjacent landscaped areas, or pedestrian walkways. Curbing may substitute for wheel stops if vehicles will not encroach into the minimum required width for landscape or pedestrian areas.
C. 
Site Access and Drive Aisles
1. 
Accessways to parking areas shall be the minimum number necessary to provide access while not inhibiting the safe circulation and carrying capacity of the street. Driveway approaches shall comply with the access spacing standards of Chapter 12.16.
2. 
Drive aisles shall meet the dimensional requirements in Subsection 19.606.1.
3. 
Parking drive aisles shall align with the approved driveway access and shall not be wider than the approved driveway access within 10 ft of the right-of-way boundary.
4. 
Along collector and arterial streets, no parking space shall be located such that its maneuvering area is in an ingress or egress aisle within 20 ft of the back of the sidewalk, or from the right-of-way boundary where no sidewalk exists.
5. 
Driveways and on-site circulation shall be designed so that vehicles enter the right-of-Way in a forward motion.
D. 
Pedestrian Access and Circulation
Subsection 19.504.7 establishes standards that are applicable to an entire property for on-site walkways and circulation. The purpose of Subsection 19.606.3.D is to provide safe and convenient pedestrian access routes specifically through off-street parking areas. Walkways required by Subsection 19.606.3.D are considered part of the on-site walkway and circulation system required by Subsection 19.504.7.
1. 
Pedestrian access shall be provided for off-street parking areas so that no parking space is further than 100 ft away, measured along vehicle drive aisles, from a building entrance, or a walkway that meets the standards of Subsection 19.606.3.D.2.
2. 
Walkways through off-street parking areas must be continuous, must lead to a building entrance, and meet the design standards of Subsection 19.504.7.E.
E. 
Internal Circulation
1. 
General Circulation
The Planning Manager has the authority to review the pedestrian, bicycle, and vehicular circulation of the site and impose conditions to ensure safe and efficient on-site circulation. Such conditions may include, but are not limited to, on-site signage, pavement markings, addition or modification of curbs, and modifying drive aisle dimensions.
2. 
Connections to Adjacent Parking Areas
Where feasible, parking areas shall be designed to connect with parking areas on adjacent sites to eliminate the use of the street for cross movements.
3. 
Drive-Through Uses and Queuing Areas
The following standards apply to uses with drive-through services and uses such as gas stations and quick vehicle service facilities where vehicles queue rather than park on the site. The Planning Manager has the authority to determine when the standards apply to a proposed use.
a. 
The drive-up/drive-through facility must be along a building face that is oriented to an alley, driveway, or interior parking area, and must not be on a building face oriented toward a street.
b. 
None of the drive-up, drive-in, or drive-through facilities (e.g., driveway queuing areas, windows, teller machines, service windows, kiosks, drop-boxes, or similar facilities) are located within 20 ft of the right-of-way.
c. 
Queuing areas must be designed so that vehicles do not obstruct a driveway, fire access lane, walkway, or public right-of-way. Applicants may be required to submit additional information regarding the expected frequency and length of queues for a proposed use.
d. 
None of the drive-up, drive-in, or drive-through facilities (e.g., driveway queuing areas, windows, teller machines, service windows, kiosks, drop-boxes, or similar facilities) are located within 50 feet of a street intersection. If a drive-through facility has frontage on two streets, the drive-through facilities must receive access from the street with the lower classification.
e. 
Drive-up/drive through uses and facilities must provide at least one walk-up service area. Examples of a walk-up service area include an indoor service area directly accessible from a public street or an outdoor walk-up service window. Walk-up service areas must be accessible by customers arriving on foot, using a mobility device, or by bicycle. Customers using a walk-up service area must have the same or better access to goods and services as customers using the drive-through.
f. 
If a walk-up service area is limited to an outdoor service window, it must meet the following standards:
(1) 
The walk-up service area must not also be used by vehicles. Walk-up service may be provided by facility staff or by automatic teller-style machines.
(2) 
The walk-up service area may abut or be connected to the street by a walkway or a pedestrian plaza.
g. 
Service access for pedestrians and bicyclists must be connected to the street by a direct and convenient walkway that meets the standards of MMC Subsection 19.504.7 On-Site Walkways and Circulation.
F. 
Lighting
Lighting is required for parking areas with more than 10 vehicle spaces and must be provided for all bicycle parking areas regardless of the number of required spaces. The Planning Manager may require lighting for vehicle parking areas of less than 10 spaces if the parking area would not be safe due to the lack of lighting. Lighting shall be designed to enhance safe access for vehicles, bicyclists, and pedestrians on the site, and shall meet the following standards:
1. 
Lighting luminaires shall have a cutoff angle of 90 degrees or greater to ensure that lighting is directed toward the parking surface.
2. 
Parking area lighting shall not cause a light trespass of more than 0.5 footcandles measured vertically at the boundaries of the site.
3. 
Pedestrian walkways and bicycle parking areas in off-street parking areas shall have a minimum illumination level of 0.5 footcandles, measured horizontally at the ground level.
4. 
Where practicable, lights shall be placed so they do not shine directly into any WQR and/or HCA location. The type, size, and intensity of lighting shall be selected so that impacts to habitat functions are minimized.
A. 
Purpose and Applicability
To comply with OAR 660-012-0405 and to mitigate the negative impacts of large surface parking lots such as increased ambient temperatures, increased stormwater run-off, and diminished pedestrian connectivity, all newly proposed surface parking areas that are greater than 1/4-acre in size must comply with the standards in Subsection 19.606.4.
For existing parking lots 1/4-acre or greater in size, Subsection 19.606.4 is applicable when 50% or more of the existing asphalt or pavement is excavated for parking improvements. See Section 19.602 for additional applicability details.
B. 
Measurement
Calculating the 1/4-acre threshold (10,890 sq ft) is based on the cumulative area measured around the perimeter of all new off-street parking spaces, vehicle maneuvering lanes, vehicle maneuvering areas, interior walkways, and interior landscaping areas. The calculation must include all new off-street parking areas, even when parking areas are scattered throughout a property or span multiple lots but serve a common use or uses.
C. 
General Requirements
Parking areas that are over 1/4-acre in size must comply with all the standards below.
1. 
Development standards.
a. 
The standards of Subsection 19.606.4.C.1 apply in addition to the applicable pedestrian access and circulation standards in Subsections 19.606.3.D, 19.504.7, and Section 19.505. Where there is a conflict with those standards, the standards in Subsection 19.606.4 take precedence.
b. 
Walkway crossings at intersections with drive aisles and driveways must be provided. Crossing facilities must be demarcated by either a raised surface or by utilizing a separate surface material. Demarcation with the use of paint alone is not permitted.
c. 
Development must provide trees along driveways or a minimum of 40% tree canopy coverage over new parking areas. Tree plantings must be consistent with the planting requirements in 19.606.4.D.
2. 
Climate Mitigation Actions. Developments not required to comply with OAR 330-135-0010 must provide one of the following:
a. 
Installation of solar panels with a generation capacity of at least 0.5 kilowatts per parking space on the property. Panels may be located anywhere on the property so long as their placement complies with other development standards in the Milwaukie Municipal Code.
b. 
Tree canopy covering at least 50% of the parking lot at maturity but no more than 15 years after planting, as measured per Subsection 19.606.4.D.
D. 
Tree Canopy Coverage Standards
The following standards apply when providing tree canopy coverage under Subsection 19.606.4.C.2.c.
1. 
Calculating Parking Lot Area to be Covered by Tree Canopy
When calculating the area required to be covered by a tree canopy for the purposes of this subsection, the following rules must be followed:
a. 
All surface areas on which a vehicle is designed to maneuver, such as drives, drive-through lanes, drive aisles, and parking stalls, must be included.
b. 
Areas not used for passenger vehicles, such as loading areas, interior landscaped areas, interior walkways not designed to be used by a passenger vehicle, and areas that are permanently used for outdoor storage, can be excluded when calculating this area.
2. 
Calculating Tree Canopy Coverage
When calculating tree canopy coverage to comply with this subsection, the following rules must be followed:
a. 
The expected diameter of the tree crown at 15 years must be used to calculate tree canopy coverage, regardless of if the tree is mature at that time.
b. 
The area under the expected canopy at 15 years that is either paved surface, including parking stalls and maneuvering areas, loading areas, walkways that are interior to the parking area, and interior and perimeter parking area landscaping will count towards meeting the required canopy coverage standard.
c. 
The existing canopy of trees preserved on-site and providing coverage of the subject parking area can be counted towards the canopy coverage standard. The current diameter of a preserved tree's crown must be used to calculate tree canopy coverage. Or, if the tree was newly planted, the expected diameter of the tree crown area at 15 years can be used. Preserved trees used to meet this standard must be at least 2 ft in diameter at breast height if deciduous and at least 5 ft tall if coniferous.
d. 
Trees located off site, including those in the public right-of-way, do not count towards the canopy coverage standard.
e. 
Newly planted trees that are isolated in disconnected individual planters are permitted but do not count towards the canopy coverage standard. The canopy of preserved trees that are isolated and at least 12 ft in diameter at breast height can count toward the canopy coverage standard.
f. 
Canopy that covers structures does not count towards the canopy coverage standard unless covering a roofed but unenclosed structure that is used for protecting an automobile, bicycle, garbage/recycling area, or similar area from the elements.
g. 
Canopy area of significant overlap does not count towards the canopy coverage standard. Significant overlap is defined as any overlap greater than 5 ft. The overlap measurement is the length of a line segment within the overlap area of a line between tree canopy trucks/centers. See Figure 19.606.4 for an example of this measurement.
Figure 19.606.4
Significant Canopy Overlap Measurement
3. 
Tree Plan Submittal Requirements
The following must be submitted to demonstrate compliance with this standard at the time development permits are submitted or with any land-use application subject to this subsection and Section 19.906.
a. 
A tree plan must be submitted to the Urban Forester or designee per the submittal requirements in Subsection 16.32.042.H
b. 
The tree plan shall be prepared by an ISA-certified arborist in coordination with local utility providers. The final tree plan must be reviewed and approved by the Urban Forester.
4. 
General Tree Planting and Maintenance Requirements
In providing trees under Subsection 19.606.4, plantings shall comply with the following standards.
a. 
Trees must be planted in continuous trenches in perimeter and interior landscaping areas and spaced to maintain a continuous canopy 15 years after planting. Canopy spacing will be measured based on the expected diameter of the tree crown 15 years after planting. Sections of the canopy are considered continuous when there is no space greater than 3 ft between two or more projected crown areas. Gaps in the canopy are permitted to accommodate other features of the parking area, such as drive aisles.
b. 
Applicants must submit a soil volume and protection plan for approval by the Urban Forester or designee as outlined in Subsection 16.32.042.G Soil Volume Standards.
c. 
Applicants must submit a tree protection plan for approval by the Urban Forester or designee as outlined in Subsection 16.32.042.F Tree Protection Standards.
d. 
Trees must be maintained to ensure their survival and long-term health. Inspection of tree health will occur at the time of site development and, to ensure tree survival, three to five years after planting.
(Ord. 2243, 5/21/2024)
Subsection 19.607.1 is intended to preserve residential neighborhood character by establishing off-street parking standards. The provisions of Subsection 19.607.1 apply to passenger vehicles and off-street parking areas for single detached dwellings, duplexes, triplexes, quadplexes, townhouses, cottage clusters, and residential homes in all zones, unless specifically stated otherwise.
A. 
Dimensions
Off-street parking space dimensions for parking spaces are 9 ft wide x 18 ft deep.
B. 
Location
1. 
No portion of an off-street parking space is allowed within the following areas. These standards do not apply to off-street parking for cottage clusters, which are subject to the standards in Subsection 19.505.4.
a. 
Within an adjacent public street right-of-way or access easement.
b. 
Over a public sidewalk.
C. 
Parking Surface Materials
Parking of vehicles shall only be allowed on surfaces described in Subsection 19.607.1.C.
1. 
The following areas are required to have a durable and dust-free hard surface, and shall be maintained for all-weather use. The use of pervious concrete, pervious paving, driveway strips, or an in-ground grid or lattice surface is encouraged to reduce stormwater runoff.
a. 
All vehicle parking spaces and maneuvering areas located within a required front, street-side, or side yard. Areas for boat or RV parking are exempt from this requirement and may be graveled.
b. 
All off-street parking and maneuvering areas for an adult foster/care home.
2. 
Maneuvering areas and parking areas that are outside of a required front, street-side, or side yard are allowed to have a gravel surface.
D. 
Parking Area Limitations
Uncovered parking spaces and maneuvering areas for vehicles, and for recreational vehicles and pleasure craft as described in Subsection 19.607.2.B, have the following area limitations. See Figure 19.607.1.D. The pole portion of a flag lot is not included in these area limitations.
These standards do not apply to off-street parking for cottage clusters, which are subject to the standards in Subsection 19.505.4; nor to townhouses, which are subject to the standards in Subsection 19.505.5.
1. 
Uncovered parking spaces and maneuvering areas cannot exceed 50% of the front yard area.
2. 
Uncovered parking spaces and maneuvering areas cannot exceed 30% of the required street side yard area.
3. 
No more than 3 residential parking spaces are allowed within the required front yard. A residential parking space in the required front yard is any 9- x 18-ft rectangle that is entirely within the required front yard that does not overlap with another 9- x 18-ft rectangle within the required front yard. Quadplexes are permitted a fourth parking space within the required front yard.
Figure 19.607.1.D
Front and Street Side Yard Parking Area Limits
E. 
Additional Driveway Standards
1. 
Parking areas and driveways on the property shall align with the approved driveway approach and shall not be wider than the approved driveway approach within 5 ft of the right-of-way boundary (Option 1—see Figure 19.607.1.E.1). Alternately, a gradual widening of the onsite driveway is allowed to the 10-ft point at a ratio of 1:1 (driveway width: distance onto property), starting 2 ft behind the right-of-way boundary (Option 2—see Figure 19.607.1.E.2).
Figure 19.607.1.E.1 Driveway Widening Limitation—Option 1
Figure 19.607.1.E.2 Driveway Widening Limitation—Option 2
2. 
Properties that take access from streets other than local streets and neighborhood routes shall provide a turnaround area on site that allows vehicles to enter the right-of-Way in a forward motion.
Subsection 19.607.2 is intended to preserve residential neighborhood character by minimizing the impacts created by the parking and storing of commercial vehicles, pleasure crafts, and recreational vehicles. The standards of Subsection 19.607.2 apply to off-street parking areas for cottage clusters, rowhouses, duplexes, triplexes, quadplexes, single detached dwellings, and adult foster/care homes in all zones.
A. 
Commercial vehicles shall not be permitted to be parked or stored in the front yard or required street side yard on cottage cluster, rowhouse, duplex, single detached dwelling, or residential home properties. Commercial vehicles may be present anywhere on these properties for up to 12 hours in 1 day if the vehicle is engaged in loading or unloading materials for a residence(s).
B. 
Recreational vehicles and pleasure crafts on middle housing, single detached, or adult foster/care home properties must comply with the following regulations:
1. 
On residential lots less than 1 acre, only 1 recreational vehicle or private pleasure craft that is not located in an enclosed structure such as a garage shall be allowed. Canoes and other crafts less than 12 ft long shall be exempt from this requirement. On lots larger than 1 acre, 1 additional recreational vehicle or private pleasure craft that is not located in an enclosed structure is allowed for each 1/2 acre of area over 1 acre.
2. 
No vehicle or pleasure craft shall be lived in, have housekeeping maintained, or have hook-up to utilities while parked or stored on, or otherwise attached or moored to, a lot used for middle housing, single detached dwelling, or adult foster/care home.
(Ord. 2025 § 2, 2011; Ord. 2106 § 2 (Exh. F), 2015; Ord. 2110 § 2 (Exh. G), 2015; Ord. 2243, 5/21/2024)
A. 
The purpose of off-street loading areas is to contain loading activity of goods on-site and avoid conflicts with travel in the public right-of-way; provide for safe and efficient traffic circulation on the site; and minimize the impacts of loading areas to surrounding properties.
B. 
Off-street loading areas may be required for commercial, industrial, public, and semipublic uses for the receipt or distribution of merchandise, goods, or materials by vehicles. Off-street loading is not required in the Downtown Mixed Use Zone.
The Planning Manager shall determine whether to require off-street loading for commercial, industrial, public, and semipublic uses. The ratios listed below should be the minimum required unless the Planning Manager finds that a different number of loading spaces are needed upon reviewing the loading needs of a proposed use.
A. 
Residential Buildings
Buildings where all of the floor area is in residential use should meet the following standards:
1. 
Fewer than 50 dwelling units on a site that abuts a local street: no loading spaces required.
2. 
All other buildings: 1 loading space.
B. 
Nonresidential and Mixed-Use Buildings
Buildings where any floor area is in nonresidential uses should meet the following standards:
1. 
Less than 20,000 sq ft of total floor area: no loading spaces required.
2. 
20,000 to 50,000 sq ft of total floor area: 1 loading space.
3. 
More than 50,000 sq ft of total floor area: 2 loading spaces.
A. 
Loading spaces shall be at least 35 ft long and 10 ft wide, and shall have a height clearance of at least 13 ft.
B. 
Loading areas shall be provided on the site and be separate from parking spaces.
C. 
Off-street loading areas shall have a durable and dust-free hard surface. Permeable paving surfaces may be used to reduce surface water runoff and protect water quality.
D. 
Lighting of loading areas shall conform to the standards of Subsection 19.606.3.F.
E. 
Off-street loading areas for materials and merchandise shall be located outside of the Minimum front and side yard requirements for structures.
F. 
Off-street loading areas shall be located where not a hindrance to drive aisles, walkways, Public or private streets, or adjacent properties.
A. 
Loading activity for a site, regardless of whether loading spaces are required, shall not obstruct travel within the right-of-way.
B. 
The accumulation of goods in loading areas shall be prohibited when it renders the space useless for loading and unloading of goods and passengers.
(Ord. 2025 § 2, 2011; Ord. 2051 § 2, 2012; Ord. 2106 § 2 (Exh. F), 2015; Ord. 2218 § 2 (Exh. B), 2022; Ord. 2243, 5/21/2024)
Bicycle parking must be provided for all new commercial, industrial, community service use, cottage-cluster, mixed-use, and multi-unit residential development. Temporary and seasonal uses (e.g., fireworks and Christmas tree stands), single-detached dwellings, plex developments, single-room occupancy housing, townhouses, and adult foster/care homes are exempt from Section 19.609.
This section includes requirements for both short and long-term bicycle parking. Short-term parking facilities include bicycle parking that is convenient, easily accessible, visible to site visitors and occupants, and generally intended for bicycles parked for two hours or less in one location. Long-term bicycle parking facilities are generally only accessible to the users of the parking, are in a secure location, provide protection from the elements, and are intended for bicycles parked for longer than two hours.
A. 
Development must provide the number of bicycle parking spaces as listed in Table 19.609.2. In no case shall less than two short-term and two long-term spaces be provided, unless specifically stated otherwise. Modifications to the standards in Table 19.609.2 may be made as per Section 19.609.3.
B. 
When a specific use has not been proposed or identified at the time of permit review, the Planning Manager may elect to assign a use category from Table 19.609.2 to determine the bicycle parking required. Future tenants or property owners are responsible for compliance with Chapter 19.600 per the applicability provisions of Section 19.602.
C. 
If a proposed use is not listed in Table 19.609.2, the Planning Manager has the discretion to apply the quantity requirements of a similar use listed in the table upon finding that the listed use and unlisted use have similar parking demands.
D. 
Where the calculation of minimum bicycle parking spaces does not result in a whole number, the result shall be rounded up to the next whole number.
Table 19.609.2: Minimum Required Bicycle Spaces
Use
Long-Term Spaces
Short-Term Spaces
A. Residential Uses
Multi-Unit Residential Development (5 or more units on site)
1.0 per unit
2 or one per 20 units
Cottage Cluster Development
1.5 per unit
0.5 per unit
B. Commercial Uses
Retail Sales and Services
0.20 per 1,000 sq ft of floor area
0.23 per 1,000 sq ft of floor area
Retail Restaurants and Bars
0.27 per 1,000 sq ft of floor area
0.63 per 1,000 sq ft of floor area
Temporary Lodging
0.10 per 1,000 sq ft of floor area
0.01 per 1,000 sq ft of floor area
Office
0.43 per 1,000 sq ft of floor area
0.03 per 1,000 sq ft of floor area
Major Event Entertainment
0.07 per 1,000 sq ft of floor area
0.20 per 1,000 sq ft of floor area
Medical Office (non-hospital)
0.28 per 1,000 sq ft of floor area
0.29 per 1,000 sq ft of floor area
C. Industrial Uses
Manufacturing and Production
0.16 per 1,000 sq ft of floor area
0.01 per 1,000 sq ft of floor area
Warehouse and Freight Movement
0.08 per 1,000 sq ft of floor area
0.003 per 1,000 sq ft of floor area
Self-storage or Mini Warehouse
0.005 per 1,000 sq ft of floor area
0.018 per 1,000 sq ft of floor area
D. Institutional Uses
Religious Institution
0.07 per 1,000 sq ft of floor area
0.44 per 1,000 sq ft of floor area
Daycare
0.26 per 1,000 sq ft of floor area
0.03 per 1,000 sq ft of floor area
Elementary or Middle School
2 per classroom
1 per 100,000 sq ft of floor area
High School
4 per classroom
1 per 100,000 sq ft of floor area
College (excluding dormitories)
0.07 per 1,000 sq ft of floor area
0.06 per 1,000 sq ft of floor area
Library, Museum, Community
0.25 per 1,000 sq ft of floor area
0.10 per 1,000 sq ft of floor area
Center, Performance Theater
Medical Center or Hospital
0.27 per 1,000 sq ft of floor area
0.01 per 1,000 sq ft of floor area
Parks and Open Area
None
Neighborhood Parks: 4 per park
Community Parks or Natural Areas: 8 per park/area
High-Capacity Transit Facility
12
4
Park and Ride Facilities
12
4
Transit Centers
30
12
Subsection 19.609.3 allows for the modification of minimum bicycle parking quantities from Table 19.609.2 as well as the determination of minimum bicycle parking requirements when a proposed use is not listed in Table 19.609.2.
A. 
Applicability
The procedures of Subsection 19.609.3 will apply in the following situations:
1. 
If the proposed use is not listed in Table 19.609.2 and the quantity requirements for a similar use, as determined by the Planning Manager, cannot be applied.
2. 
If the applicant seeks a modification from the minimum required quantities as calculated per Table 19.609.2.
B. 
Application
Determination or modification of bicycle parking ratios in situations listed above shall be reviewed as a Type I land use decision, per Section 19.1004 Type I Review. The application for a determination or modification must include the following:
1. 
Describe the proposed uses of the site, including information about the size and types of the uses on site, and information about site users (employees, customers, residents, etc.).
2. 
Identify factors specific to the proposed use and/or site, such as the proximity of bicycle infrastructure, availability of shared bicycle parking, and/or special characteristics of the customer, client, employee, or resident population that affect bicycle parking demand.
3. 
Provide data and analysis specified in Subsection 19.609.3.B.3 to support the determination or modification request. The Planning Manager may waive requirements of Subsection 19.609.2.B.3 if the information is not readily available or relevant.
a. 
Analyze bicycle parking demand information from professional literature that is pertinent to the proposed development. Such information may include data or literature from cycling organizations, transportation planning associations, or other relevant sources.
b. 
Present bicycle parking quantity and utilization data from existing developments that are similar to the proposed development. The information about the existing development and its bicycle parking demand must include enough detail to evaluate similarities and differences between the existing development and the proposed development.
c. 
Identify factors specific to the site, such as the availability of secure bicycle parking facilities or the integration of bicycle infrastructure in the vicinity.
4. 
Propose a minimum bicycle parking ratio. For phased projects or projects where the tenant mix is unknown or subject to change, the applicant may propose a range (low and high number of bicycle parking spaces) for each development phase and a minimum number of bicycle parking spaces to be provided at the completion of the project.
5. 
Address the approval criteria in Subsection 19.609.3.C.
C. 
Approval Criteria
The Planning Manager will consider the following criteria in deciding whether to approve the determination or modification. The Planning Manager, based on the applicant's materials and other data the Planning Manager deems relevant, will set the minimum bicycle parking requirement. Conditions of approval may be placed on the decision to ensure compliance with the bicycle parking determination.
1. 
All modifications and determinations must demonstrate that the proposed bicycle parking quantities are reasonable based on existing bicycle parking demand for similar uses in other locations, bicycle parking requirements for the use in other Portland metropolitan area jurisdictions, and professional literature about the bicycle parking demands of the proposed use.
2. 
The requested reduction is the smallest reduction needed based on the specific circumstances of the use and/or site or is otherwise consistent with City or Comprehensive Plan policy.
3. 
In addition to the criteria in Subsection 19.609.2.C.1 and Subsection 19.609.2.C.2, requests for modifications to decrease the amount of minimum required bicycle parking must meet one or more of the following criteria:
a. 
Alternative and Climate-Friendly Transportation Amenities
The development includes other amenities that promote alternative transportation methods, such as secure bicycle sharing programs, on-site electric vehicle charging stations, or carpooling initiatives.
b. 
Specific Demographic Considerations
The targeted demographic for the development has inherent characteristics that make them unlikely to cycle or start cycling. For example, if the development is primarily frequented by or developed for older residents or individuals with disabilities, who may have limited mobility options, the need for extensive bicycle parking could be reduced.
c. 
Comprehensive Bicycle Infrastructure Plan
The applicant can propose a comprehensive bicycle infrastructure plan that outlines future measures to enhance bicycle accessibility and promote cycling within the development or the surrounding area. This plan could include commitments to improve signage, create bike-sharing programs, or establish connections to existing cycling networks. By demonstrating a long-term commitment to bicycle infrastructure, the applicant may be granted a reduction in current parking requirements.
d. 
Availability of Future Expansion Space
If the applicant can demonstrate that there is available space within the development that can be easily converted to additional bicycle parking in the future, they could be allowed a reduction in the current requirement.
e. 
Proximity to Existing Bicycle Infrastructure
The development is located in close proximity to well-established bicycle parking, such as ample existing short-term bicycle parking, or previously established shared long-term parking in a multitenant space/development. This assumes that users of the new facility can easily access existing parking and may not need additional on-site parking.
A. 
General Development Standards for Bicycle Parking
Long-term and short-term bicycle parking must be provided in lockers or racks that meet the following standards:
1. 
The area devoted to bicycle parking must be hard-surfaced.
2. 
Where bicycle parking is provided in racks, the racks must meet the following standards:
a. 
The rack must be designed so that the bicycle frame and one wheel can be locked to a rigid portion of the rack with a U-shaped shackle lock when both wheels are left on the bicycle.
b. 
If the rack is a horizontal rack, it must support the bicycle at two points, including the frame.
c. 
The rack must be securely anchored with tamper-resistant hardware.
3. 
Bicycle parking spaces, aisles, and clearances must meet the minimum dimensional standards contained in Table 19.609.4.A.3. See examples of bicycle parking spacing options in Figures 19.609.4.A.3.a-g.
Table 19.609.4.A.3
Minimum Bicycle Parking Space Dimensions
Length
Width
Height
Maneuvering Area Width
Clearance to Rack From Walls
Standard Spacing
6 ft
2 ft
3 ft 4 in
5 ft
2 ft 6 in
Horizontal Side by Side
6 ft
1 ft 6 in
3 ft 4 in
5 ft
2 ft 6 in
Horizontal Wall Attached
6 ft
2 ft
3 ft 4 in
5 ft
1 ft
Horizontal Diagonal (45-60 degrees)
6 ft
1 ft 6 in
3 ft 4 in
5 ft
3 ft
Vertical Spaces [1]
3 ft 4 in
1 ft 5 in
6 ft
5 ft
-
Stacked Spaces [2]
-
1 ft 5 in
-
8 ft
-
Larger Bicycle Space
8 ft
3 ft
3 ft 4 in
5 ft
3 ft
1.
The spacing allowed for vertical bicycle parking spaces requires a minimum vertical stagger of eight inches between each space.
2.
The spacing for stacked bicycle parking requires a vertical stagger to be included in the manufacturer's design.
Figure 19.609.4.A.3.a
Standard Bicycle Parking
Figure 19.609.4.A.3.b
Horizontal Side-by-Side Bicycle Parking
Figure 19.609.4.A.3.c
Horizontal Wall Attached Bicycle Parking
Figure 19.609.4.A.3.d
Horizontal Diagonal (45-60 degree) Bicycle Parking
Figure 19.609.4.A.3.e
Vertical Bicycle Parking
Figure 19.609.4.A.3.f
Stacked Bicycle Parking
Figure 19.609.4.A.3.g
Large Bicycle Parking Space
4. 
Bicycle lockers are fully enclosed and secure bicycle parking spaces that meet the following standards:
a. 
The locker must be securely anchored to the ground.
b. 
Locker spaces must have a minimum depth of 6 ft and an access door that is at least 2 ft wide. If providing more than one bicycle parking space through a triangle locker layout, a 2 ft wide door must be provided on each side of the locker.
5. 
All bicycle parking areas must provide lighting consistent with the standards in 19.606.3.D.
6. 
The following bicycle parking information must be submitted with applications for a building permit or land-use review:
a. 
Location and number of bicycle parking spaces for short- and long-term bicycle parking along with the access route to long-term bicycle parking.
b. 
The model or design of the bicycle parking facilities to be installed.
c. 
Dimensions of all aisles and maneuvering areas.
B. 
Standards for Long-Term Bicycle Parking
In addition to the general standards established in Subsection 19.609.4.A, long-term bicycle parking must be provided in lockers or racks that meet the following standards:
1. 
Locational Standards. Long-term bicycle parking must be provided in one or more of the following locations:
a. 
Within a building, including on individual building floors.
b. 
On-site, including in parking areas and structured parking.
c. 
Within a residential dwelling unit. Up to 50% of long-term bicycle parking spaces may be provided within a residential dwelling unit if they meet the following requirements:
(1) 
Parking space must include a rack that meets the dimensional requirements for a standard bicycle rack per Table 19.609.4.
(2) 
For multifamily and mixed-use developments without an elevator, in-unit long-term bicycle parking can only be located on the ground floor.
d. 
Exceptions. Sites containing residential development with 12 or fewer dwelling units may provide up to 100% of required long-term bicycle parking spaces in dwelling units. All other applicable standards in Subsection 19.609.4.B must still be met, including the prohibition of in-unit bicycle parking on upper floors unless the building has an elevator.
e. 
For schools, all long-term bicycle parking must be placed within the building on the ground floor, within 100 ft of a main entrance, or some combination of the two.
f. 
For sites with multiple primary uses, long-term bicycle parking must be provided in an area that can be accessed from each use. If bicycle parking is provided in a common area on the site, the area must be accessible to all tenants.
g. 
All long-term bicycle parking must be covered. Where covered bicycle parking is not within a building or locker, the cover must be permanent, impervious to precipitation, and project a minimum of 2 ft beyond the bicycle parking spaces on the portion of the structure that is not enclosed by a wall.
2. 
Security Standards. Long-term bicycle parking must meet the following security standards:
a. 
Long-term bicycle parking for residential uses must be provided within one of the following:
(1) 
A restricted access, lockable room or enclosure, designated primarily for bicycle parking.
(2) 
A bicycle locker.
(3) 
A residential dwelling unit, subject to the limitations in Subsection 19.906.4.B.1.c.
b. 
Long-term bicycle parking for all other uses must be located in one of the following locations.
(1) 
A restricted access, lockable room or enclosure.
(2) 
A bicycle locker.
3. 
Additional Development Standards. The following standards apply to sites with more than 20 long-term bicycle parking spaces:
a. 
Minimum number of horizontal bicycle parking spaces. At least 30% of spaces must be in a horizontal rack, or on the lower level of a stacked bicycle parking rack. For elementary and middle schools (K-8), all spaces located outside of the building must be in a horizontal rack.
b. 
Parking for larger bicycles. At least 5% of spaces must accommodate a larger bicycle space, placed in a horizontal rack. These spaces may be included to meet the minimum percentage requirements for Subparagraph B.3.a. See Figure 19.609.4.A.7.
c. 
Electrical outlet requirement. At least 5% of spaces must be located within 10 ft of an electrical socket. Each electrical socket must be accessible to horizontal bicycle parking spaces.
C. 
Standards for Short-Term Bicycle Parking
In addition to the general standards established in Subsection 19.609.4.A, short-term bicycle parking must meet the following standards:
1. 
Short-term bicycle parking must meet the following locational requirements:
a. 
Be located on site, outside of a building.
b. 
Must be at the same grade as the sidewalk or at a location that can be reached by an accessible route.
c. 
Be located within 50 ft of the main entrance, or for buildings with multiple main entrances, must be dispersed and located within 50 ft of the main entrance on each façade. For sites with multiple primary buildings, short-term parking must be dispersed and located within 50 ft of the main entrance for each primary building.
d. 
Must be visible to building occupants.
e. 
Must be designed not to impede pedestrians along sidewalks or public rights-of-way.
f. 
If located adjacent to automobile parking, must be separated from vehicle parking areas by curbing or other similar physical barriers.
2. 
The public right-of-way may be utilized for bicycle parking when parking cannot be reasonably accommodated on the site and the location is convenient to the building's front entrance. The bicycle parking area in the right-of-way must leave a clear, unobstructed width of sidewalk that meets the Engineering Department's Public Works Standards for sidewalk passage. See Figure 19.609 for illustration of space and locational standards. A right-of-way permit is required.
Figure 19.609.4.C.2
Bicycle Parking in the Public Right-of-Way
New industrial, institutional, and commercial development with 20 or more parking spaces must provide carpool/vanpool parking.
Parking for carpools/vanpools shall be located closer to the main entrances of the Building than other employee or student parking, except ADA spaces.
Carpool/vanpool spaces shall be clearly designated with signs or pavement markings for use only by carpools/vanpools.
The purpose of Section 19.611 is to regulate the design and location of structured parking, and to provide appropriate incentives for the provision of structured parking. Structured parking is allowed to accommodate parking for a specific use, or as a parking facility that is a use by itself.
(Ord. 2025 § 2, 2011; Ord. 2106 § 2 (Exh. F), 2015; Ord. 2218, 2022; Ord. 2243, 5/21/2024)
A. 
Parking structures, including underground parking, are allowed in all zoning districts except the Moderate Density Residential and Open Space Zones. A parking structure can be permitted through approval of a Community Service Use application in all zones except the Open Space Zone. A parking structure to be used for commercial parking in the Downtown Mixed Use Zone must be permitted through approval of a conditional use application.
B. 
Applications for parking structures with fewer than 20 spaces are subject to Type II review, per the procedures of Section 19.1005. Applications for parking structures with 20 spaces or more shall be reviewed by the Planning Commission at a public hearing per Section 19.1006 Type III Review. The Planning Commission may impose conditions on the proposed structure to make it compatible with surrounding properties.
A. 
Spaces in parking structures are exempt from counting against maximum parking allowances if the spaces are utilized for types of parking listed in Subsection 19.605.3.A.
B. 
The space and drive aisle dimensions required in Subsection 19.606.1 shall apply to structured parking unless the applicant requests that the dimensions be reduced. Dimensions may be reduced if the applicant can demonstrate that the reduced dimensions can safely accommodate parking and maneuvering for standard passenger vehicles.
C. 
In addition to the standards in Subsection 19.611.3, parking structures shall comply with the development standards, design standards, and design guidelines for the base zone(s) in which the structure will be located.
A. 
A minimum of 75% of the length of any façade of a parking structure that faces a street shall provide ground-floor windows or wall openings. Blank walls are prohibited.
B. 
The structure shall be compatible with related structures on the lot in terms of appearance, size, scale, and bulk.
C. 
The required yard setbacks between the property line and the structure shall be landscaped per the requirements of Subsection 19.606.2.D.3.
D. 
The structure shall provide safe pedestrian connections between parking structure and the public sidewalk or principal building.
E. 
The structure shall provide adequate lighting to ensure motorist and pedestrian safety within the structured parking facility and connecting pedestrian ways to the principal building.
A. 
An applicant shall be allowed an additional 0.5 sq ft of floor area above the maximum allowed floor area ratio for every 1 sq ft of structured parking provided. The applicant shall meet the other requirements of the development standards for the base zone in which it is located.
B. 
If structured parking is underground, the applicant shall be relieved from Subsection 19.611.3.C and can locate the underground structure within any part of the setback and yard area.