8.2.4 LOCATION OF REQUIRED SPACES

• (a) Location . Parking must be located either underground, or behind habitable, landscaped, or public plaza space or otherwise appropriately screened from view from a public street. For purposes of this requirement, alleys are not considered public streets. Parking is not permitted to be located between a public street and a building, except on corner lots, if approved as a modification to development standards in accordance with Section 8.3.

• (b) Non-residential Uses . Required parking spaces serving commercial, office, and other non-residential uses must be located on the same lot as the use they serve, or in an offsite parking facility as provided in Subsection 8.2.5, Off-site Parking Facilities.

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Figure 8.2-4: Parking Location

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(c) Residential Uses .

• (1) R-1 and R-2 Zones . For uses in a Single (R-1) or Duplex Residential (R-2) District, the following standards apply.

  • (A) Parking and garage space accessory to dwellings must be located on the same site as the use served.

  • (B) Uncovered parking spaces may extend into the unused portion of the right-ofway up to the outside edge of street improvements, such as sidewalk, provided they would not obstruct any existing or possible future street improvements that are necessary for public use (i.e., future sidewalk, curb or gutter installation, utility needs, etc.), as determined by the Public Works Director.

  • (C) A required driveway area for a single or duplex residential dwelling may be used to satisfy the off-street uncovered parking requirement for such use(s) provided minimum stall dimensions as required Table 8.2.3-1 “Parking Dimensions” are met.

  • (D) Paving between the front of the dwelling and the front property line is limited to required driveways and one paved walkway to the front building entrance, of no more than 48 inches in width.

• (2) All other Residential Zones . Required parking for residential uses must be located on the same lot as the dwelling served, or in a common parking area not more than 400 feet from the dwellings served. Parking may not be located within a required front setback area or yard or street-facing side setback area or yard.

• 8.2.5 OFF-SITE PARKING FACILITIES. A parking facility serving one or more non-residential uses located on a site other than the location of the use(s) may be used to satisfy the use’s onsite parking requirement so long as the parking is available under an enforceable parking agreement and approved by the Director if the standards of this subsection are met.

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• (a) Location . Any off-site parking facility must be located within 1,000 feet, along a pedestrian route, of the principal entrance containing the use(s) for which the parking is required.

• (b) Parking Agreement . A written agreement between the landowner(s) and the owner of the use in a form satisfactory to the City Attorney and recorded against the parking lot property in favor of the use property, which includes:

  - (1) A guarantee among the landowner(s) for access to and use of the parking facility; and 
  
  - (2) Reasonable notice provisions so that replacement spaces can be secured if use of the off-site parking facility is terminated. 
  

• 8.3 PARKING EXCEPTIONS, REDUCTIONS AND ALTERNATIVE COMPLIANCE . The number of required on-site motor vehicle parking spaces may be modified in accordance with the provisions of this Subsection through the modification to development standards review process.

• 8.3.1 PARKING ANALYSIS. In order to evaluate a proposed project’s compliance with any the criteria within Section 8.3, the Community Development Director may require submittal of a parking analysis prepared by an independent traffic engineering professional approved by the City that substantiates the basis for granting any exception, reduction, and/or alternative compliance.

• 8.3.2 PARKING SPACES BELOW THE MINIMUM. To provide less than the minimum number of private parking spaces allowed by Table 8.2-1 or Table 8.2-2, the Community Development Director may approve the reduction, subject to the following criteria:

  • (a) The subject property is not zoned R-1;

  • (b) That adequate measures will be put in place through a Transportation Demand Management (TDM) program, to the satisfaction of the Community Development Director to reduce parking demand, such as promoting use of public transit, bicycling, and walking, and allowing modified working hours and telecommuting; and

  • (c) The use will adequately be served by the proposed parking; and,

  • (d) The use proposed is compatible with the surrounding area and would enhance development in the vicinity.

• 8.3.3 REDUCTION FOR SHARED PARKING. Where a shared parking facility serving more than one use will be provided, the total number of required parking spaces may be reduced by the Community Development Director, subject to the following criteria:

  • (a) The peak hours of use will not overlap or coincide to the degree that peak demand for parking spaces from all uses will be greater than the total supply of spaces;

  • (b) The adequacy of the quantity and efficiency of parking provided will equal or exceed the level that can be expected if parking for each use were provided separately;

  • (c) In the case of a shared parking facility that serves more than one property, a parking agreement has been prepared consistent with the provisions for Off-site Parking Facilities.

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• (d) The use will adequately be served by the proposed parking; and,

• (e) The Community Development Director finds that the use proposed is compatible with the surrounding area and would enhance development in the vicinity.

• 8.3.4 PARKING SPACES ABOVE THE MAXIMUM. To provide more than the maximum number of private parking spaces allowed by Table 8.2-1 or Table 8.2-2, the Community Development Director may approve the increase in parking spaces above the maximum, subject to the following criteria:

  • (a) For Excess Parking not Intended to be Shared . That the applicant has demonstrated that the additional parking is required to meet the anticipated parking demand of the proposed uses and that the additional parking will not adversely affect transit, bicycle, or pedestrian access to the site or other adjacent uses.

  • (b) For Excess Parking to be Shared . That all such excess spaces are designed and operated to be shared and publicly accessible parking spaces available for public use at any time. Property owners may charge an hourly, daily, or monthly fee for use of any such public access parking provided in excess of the maximum off-street parking limits of this subsection.