Fowler Municipal Code Art. 20 Off-Street Parking and Loading

Off-street parking and loading facilities shall be provided incidental to new uses and major alterations and enlargements of existing uses. Parking spaces and loading berths shall be in proportion to the need created by the particular type of land use. Off-street parking and loading areas are to be laid out in a manner that will ensure their usefulness, protect the public safety and, where appropriate, insulate surrounding land uses from their impact.

A. A parking space is an area for the parking of a motor vehicle, plus additional areas required to provide for safe ingress and egress. The area set aside must be usable and accessible for the type of off-street parking that must be satisfied.

B. In any residential district, all motor vehicles incapable of movement under their own power, other than in cases of emergency, shall be stored in an entirely enclosed space, garage, or carport.

C. In any residential district, there shall be no parking, storage, or other similar uses within required front yard landscaped areas.

D. The provisions of this chapter shall not require additional parking in the case of reconstruction or structural alteration of any of the following buildings, provided such building was in existence at the time the ordinance codified in this chapter was adopted:

1. In C or M zones, provided such reconstruction or alteration does not add more than five hundred (500) square feet of usable floor space to the building in the aggregate.

2. Churches, provided no addition is made to the auditorium seating capacity.

E. Except as provided above at the time of initial occupancy of a site, or of construction of a building, or of a major alteration, or enlargement of a site or building, or a change in use of property that requires additional parking, there shall be provided off-street parking facilities in accordance with the requirements of this section.

F. Required parking shall be provided on the site or a site proximate to the external boundaries of the lot upon which the building it serves is located. This required parking area shall be provided in any of the following ways:

1. On the lot with the building served.

2. On a contiguous lot or a lot within three hundred fifty (350) feet of the building or use being served.

3. By membership in an assessment district established for the purpose of providing off-street parking for the uses located in said district.

G. Parking Space Schedule.

1. Residential Uses:

a. One-family dwellings—two (2) spaces for each dwelling unit within a garage or carport.

b. Multi-family dwellings—in accordance with the following schedule:

One-half (½) of the required parking spaces shall be covered.

c. Guest parking—one (1) space per five (5) dwelling units for multi-family dwellings. Such spaces shall be clearly identified by the appropriate marking of each space on the asphalt/concrete surface of appropriate signage.

d. Housing for the elderly—One (1) space for each dwelling unit, provided that sufficient space shall be set aside for one and one-half (1½) spaces for each dwelling unit in the event of a change of use to non-elderly housing.

e. Private clubs, fraternity houses, sorority houses, lodging houses and rooming houses—one (1) space for each two (2) beds.

2. Uses Within Integrated Shopping Centers:

a. Uses within an integrated shopping center involving a combination of three (3) or more commercial establishments for which building area, off-street parking, off-street loading, landscaping, architecture, lighting, and other features are developed, managed and maintained as if a single unit:

Ten thousand (10,000) total square feet or less: one (1) space for each two hundred (200) square feet of floor space.

Ten thousand one (10,001) square feet or more: one (1) space for each two hundred (200) square feet of floor space for the first ten thousand (10,000) square feet; one (1) space for each two hundred fifty (250) square feet thereafter.

b. Uses not within an integrated shopping center as defined above the number of spaces otherwise required of the type of use by provisions of this article.

3. Commercial and Industrial Uses:

a. Banks—one (1) space for each four hundred (400) square feet of floor area.

b. Business and professional offices (not including medical offices)— one (1) space for each three hundred (300) square feet of floor area.

c. Retail stores, food—one (1) space for each two hundred (200) square feet of floor area; mini-market food stores—one (1) space for each three hundred (300) square feet of floor area for stores under two thousand (2,000) square feet of gross floor area.

d. Retail stores, other than food and personal service establishments—one (1) space for each two hundred (200) square feet of floor space.

e. Motels and hotels—one (1) space for each guest room, plus one (1) space for each employee on the maximum shift.

d. Café, restaurant or other establishments for the sale and consumption on the premises of food and beverages:

1. Having less than one thousand (1,000) square feet of floor area: one (1) space for each two hundred (200) square feet.

2. Having less than four thousand (4,000) square feet of floor area: one (1) space for each one hundred fifty (150) square feet.

3. Having more than four thousand (4,000) square feet of floor area: thirty (30) spaces plus one (1) space for each one hundred (100) square feet in excess of four thousand (4,000) square feet.

4. Drive-in restaurant (no indoor service): one (1) space for each employee on the maximum shift plus such other parking as determined by the City.

e. Retail stores that handle only bulky merchandise such as furniture, household appliances, motor vehicles, farm implements and machinery—one (1) space for each six hundred (600) square feet of floor area.

f. Service commercial establishments, repair shops and wholesale establishments—-one (1) space for each six hundred (600) square feet of floor space plus one (1) space for each two (2) employees.

g. Commercial and industrial uses conducted primarily outside of buildings—one (1) space for each two (2) employees of the maximum working shift plus one (1) space for each three hundred (300) square feet of enclosed office or sales area.

h. Manufacturing plants and other industrial uses—One (1) space for each two (2) employees of the maximum working shift, plus one (1) space for each three hundred (300) square feet of enclosed office or sales area.

4. Utility Uses:

a. Electric distribution or transmission substations, gas regulator stations, public utility pumping stations, reservoirs, water or gas storage tank farms, sewage treatment plants and other public utility buildings and uses—one (1) space for each three (3) employees of the maximum working shift, plus one (1) space for each company vehicle stored on site. Where such facility is unmanned, no spaces need be provided.

5. Health Uses:

a. Medical and dental offices or clinics, including but not limited to chiropractors, dentists, doctors, physical therapists, optometrists, psychiatrists, and similar professions—three (3) spaces for each practitioner, plus one (1) space for each employee; or one (1) space for each two hundred (200) square feet of floor area, whichever is greater.

b. Rest homes, nursing homes, convalescent homes, homes for the aged—one (1) space for each employee of the daytime shift, plus one (1) space for each four (4) beds.

c. Charitable and religious institutions providing sleeping accommodations—one (1) space for each employee and one (1) space for each four (4) beds.

d. Hospitals—one (1) space for each four (4) beds and one (1) space for each two (2) employees of the maximum working shift, plus one (1) space for each staff doctor.

6. Places of Assembly:

a. Auditoriums (except school auditoriums), churches, mortuaries, sports arenas and stadiums, dance halls, social halls, private clubs and lodges—one (1) space for each fifty (50) square feet of floor area used for seating if seats are not fixed, or one (1) space for each five (5) seats. School classrooms associated with a church do not require parking in addition to that required for church seating.

b. Theaters—one (1) space for each five (5) seats, or one (1) space for each fifty (50) square feet in the main auditorium, whichever provides the greater number of spaces.

c. Bowling alleys—four (4) spaces for each alley, plus one (1) space for each four (4) seats devoted to restaurant and/or cocktail lounge, plus one (1) space for each employee of the maximum working shift.

d. Other places of assembly without fixed seats—one (1) space for each fifty (50) square feet of floor area used for assembly, plus one (1) space for each employee of the maximum working shift.

7. Educational Uses:

a. Public and private elementary and junior high schools—one (1) space for each employee, including teachers, administrators, and custodians, plus sufficient space for safe and convenient bus loading and unloading of students.

b. High schools—one (1) space for each employee including teachers, administrators and custodians, plus one (1) space for each ten (10) students enrolled, plus sufficient space for safe and convenient bus loading and unloading of students.

c. Colleges—one (1) space for each employee including teachers, administrators and custodians, plus one (1) space for each five (5) students enrolled.

d. Nursery schools—one (1) space for each employee plus sufficient space for safe and convenient loading and unloading of students.

8. Public Uses:

a. City, county, special district, state and federal administrative offices—one (1) space for each two (2) employees, plus one (1) space for each one thousand (1,000) square feet of floor area.

b. Public buildings and grounds other than administrative offices and educational uses—one (1) space for each two (2) employees of the maximum working shift, plus the number of additional spaces required by the Director.

9. Miscellaneous Uses: For a use not specified in the above parking spaces schedule, the same number of parking spaces shall be provided as are required for the most similar specified use.

10. Bicycle and Motorcycle Parking.

a. All commercial, government, and office areas shall provide adequate facilities for bicycle parking at a convenient location at a ratio of one (1) bicycle facility for each ten (10) required parking spaces.

b. Developments with one hundred (100) or more parking spaces shall provide motorcycle parking at the rate of three (3) spaces per one hundred (100) parking spaces.

H. Units of Measurement.

1. For the purposes of this article, "floor space" shall mean that area used for service to the public, including areas used for display or sale of merchandise and areas occupied by fixtures and equipment. It shall not include areas used for storage or administrative offices incidental to a commercial use.

2. If, in the application of requirements a fractional number is obtained, one (1) parking space shall be provided for a fraction one-half (½) or more, and no parking space shall be required for a fraction of less than one-half (½).

I. Change in Use—Additions and Enlargements. Whenever there is a change in use or increase in floor area so as create a need for an increase in the number of off-street parking spaces by ten (10) percent or more, such increase in off-street parking facilities shall be provided on the basis of the increased requirements of the new use, or on the basis of the total increase in floor area, or in other units of measurements; provided however, that in case a change in use creates a need for an increase of two (2) or less off-street parking spaces, no additional parking facilities shall be required.

J. Joint Use. Parking facilities may be used jointly with parking facilities for other uses when operations are not normally conducted during the same hours, or when hours of peak use vary. Request for use of shared parking are subject to the following conditions:

1. A parking analysis shall be presented demonstrating that substantial conflict will not exist in the principal hours or periods of peak demand for the uses that the joint use is proposed.

2. Parking facilities designated for joint use should not be located further than three hundred (350) feet from any structure or use served.

3. A written agreement shall be drawn by the applicant to the satisfaction of the City and executed by all parties concerned assuring the continued availability of the number of stalls designated for joint use.

Off-street parking facilities shall conform to the following standards:

A. All parking areas shall have adequate ingress and egress to and from a street or alley. Sufficient room for turning and maneuvering vehicles shall be provided on the site. Bumper rails or other barriers shall be provided where needed for safety or to protect property, as determined by the City.

B. Entrances and exits to parking lots and other parking facilities shall be provided only at locations approved by the City.

C. Each parking space shall be not less than twenty (20) feet in length and nine (9) feet in width, exclusive of aisles and access drives, except that up to thirty (30) percent of all spaces may be provided for compact cars with such spaces not less than nine (9) feet in width and sixteen (16) feet in length, and marked for compact cars. Spaces for the handicapped shall meet State standards.

D. All single-family dwellings shall have a covered off-street parking area of not less than four hundred (400) square feet. Each parking area shall have a width of not less than twenty (20) feet and a depth of not less than twenty (20) feet, exclusive of aisles or drives.

E. Dwellings, including multi-family dwellings, boarding and lodging houses, fraternities and sororities, shall have all required parking facilities on the same lot or building site.

F. All garages and carports in an R zone facing a side street shall maintain a minimum setback of twenty (20) feet from property line to face of garage or carport.

G. Parking lot lighting shall be deflected away from abutting sites so as not to cause annoying glare to such sites.

H. No commercial repair work or servicing of vehicles shall be conducted on a parking site.

I. The parking area, aisles and access drives shall be paved and shall be so graded and drained as to dispose of surface water, subject to City standards and the approval of the City Engineer.

A. A recreational vehicle is defined as any self-propelled motor vehicle licensed for on-street use, non-motorized vehicle, or those vehicles towed by a motor vehicle, that may include but not be limited to: travel trailers; chassis-mounted campers; motor homes; tent trailers; converted buses; jet skis; wave runners; snowmobiles; boats, ATVs; motocross bikes; work-related trailers; and the like. Any recreational vehicle stored and/or parked on a trailer is considered one (1) recreational vehicle.

B. Recreational vehicle storage shall mean the keeping for a continuous period of more than seventy-two (72) hours on a residential lot without movement of said vehicle.

C. Parking of recreational vehicles on a public street shall be subject to Fowler Municipal Code Section 4-4.204—Parking for More Than 72 Hours.

D. No recreational vehicle shall be stored in any "R" zone, except to the rear of a required front yard or street side yard setback, within an area enclosed by a solid wall or fence not less than five (5) feet nor more than six (6) feet in height, or within a garage or carport.

E. All such vehicles and equipment stored or parked shall be in good repair and in good condition. The owner of a recreational vehicle shall not park or store such vehicle in such a manner as to create a dangerous or unsafe condition on the property where parked or stored. The ground under and surrounding any parked recreational vehicle shall be kept free of undergrowth, litter, or debris.

F. Recreational vehicles shall not be used as an accessory structure as defined in the Zoning Ordinance. No recreational vehicle shall be used for the storage of goods, material, or equipment other than those items required for its intended purpose.

G. Recreational vehicles are not to be occupied or used for living or sleeping while parked or stored; provided guests of the owner may occupy one (1) recreational vehicle in addition to those permitted herein to be parked on private property only for not more than seven (7) days consecutively or fourteen (14) days in any calendar year.

H. Recreational vehicles are exempt from these requirements for a maximum of eight (8) hours within any twenty-four-hour period for the purpose of loading and unloading.

I. Nonresidential Zones.

1. An operable recreational vehicle may be parked for storage in all nonresidential zones, where the vehicle belongs to the property owner or the property owner provides written permission as follows:

2. No commercial parking of recreational vehicles is allowed unless otherwise permitted by the underlying zone district.

3. Parking is permitted inside any enclosed structure that otherwise conforms to the zoning requirements of the particular zone where located.

4. Parking is permitted outside in a side yard or rear yard, provided the recreational vehicle is not nearer than five (5) feet to the rear lot line.

5. Parking is permitted only for storage, and any recreational vehicle shall not be used for dwelling purposes; connected to sewer lines, water lines, or electricity except for a temporary connection for maintenance; or used for storage of goods, materials, or equipment other than that considered to be part of the unit.

6. A recreational vehicle may be parked temporarily anywhere on the premises during loading or unloading or preparing for use.

7. The recreational vehicle shall not block access or occupy any required parking space.

In connection with every building or part thereof, loading space shall be provided and maintained on the same parcel with such building, as follows:

A. Having a gross floor area of four thousand (4,000) square feet or less: no requirement.

B. Having a gross floor area between four thousand one (4,001) and forty thousand (40,000) square feet: at least one (1) off-street loading space.

C. For uses greater than forty thousand (40,000) square feet: one (1) additional off-street loading space for each thirty thousand (30,000) square feet or major fraction thereof of gross floor area, to a maximum of five (5) loading spaces.

A. In addition to new construction, the provisions of this chapter shall also apply to buildings erected or reconstructed after the date of amendment of this ordinance so as to add more than five hundred (500) square feet of usable floor space to the building in the aggregate.

B. No loading space shall be required with construction of a new building or addition on a lot on which there is an existing lawfully maintained building located so as to prevent the construction of a loading space or access required by the provisions of this chapter.

C. No building shall be erected or structurally altered so as to reduce any existing space reasonably available for loading and unloading, unless there shall remain upon said lot the loading space required by this chapter.

D. Every required loading space shall have a minimum length of forty (40) feet, a minimum width of twelve (12) feet, and a minimum vertical clearance of fourteen (14) feet.

E. On lots less than forty (40) feet in width, the required loading space may be reduced to less than four hundred (400) square feet; provided that in case of such reduction, the required loading space shall extend across the entire width of the lot parallel to the alley line or street line, but need not exceed ten (10) feet in depth.

F. The required loading space may be within a building.

G. No off-street loading space shall be required where buildings are served by a public alley.

H. A loading space may occupy a rear or side yard, except such portion required to be landscaped.

I. Where a loading area is adjacent to a residential zoning district, loading shall be done only between the hours of 8:00 a.m. and 6:00 p.m., unless the loading area is located not less than one hundred (100) feet from the nearest residential building, or is completely enclosed.

A. Where any parking lot or area abuts property in any R zone, it shall be separated from such property by a screen fence or wall not less than six (6) feet high; provided that such screen fence or wall shall be forty-two (42) inches high from the front property line to a depth equal to the required front yard on the abutting R zone property.

B. At all points along streets or sidewalks (excepting points of access to the parking lot or area), a concrete curb or timber barrier not less than six (6) inches high shall be installed and maintained.

C. Where any parking lot or area abuts property in any R zone, no lights or reflectors erected on the parking lot shall be permitted to shed light onto the property in such R zone.

The submission of any plan for off-street parking facilities shall be accompanied by a landscape plan as part of the site plan review process. All off-street parking facilities shall conform with the following standards, but not limited to:

A. A plot plan indication the location of all landscaping shall be submitted for approval.

B. Not less than five (5) percent of a parking lot comprising up to twenty parking spaces shall be landscaped and continuously maintained.

C. Not less than ten (10) percent of a parking lot comprising more than twenty parking spaces shall be landscaped and continuously maintained.

D. Not more than ten (10) consecutive parking stalls shall be allowed without an approved landscaped tree well of twenty (20) square feet or more.

E. A planting list shall be shown on the required plot plan to obtain a grading permit, or building permit, for the buildings for which the parking lot is provided, which planting list shall give the botanical and common names of the plants to be used, the sizes to be planted, the quantity of each, and the spacing to insure balance and design.

F. The Director shall approve all landscaping plans within a parking area and shall have the right to require additional landscaping if he deems it necessary to improve the aesthetic character of the project.

Drive-through facilities require special consideration as their design can significantly impact vehicular circulation on a site. The following requirements apply to any use with drive-through facilities:

A. Each drive-through lane shall be separated from the circulation routes necessary for ingress or egress from the property, or access to any parking space.

B. Each drive-through lane shall be striped, marked, or otherwise distinctly delineated.

C. The vehicle stacking capacity of the drive-through facility and the design and location of the ordering and pick-up facilities will be determined by the Director based on appropriate traffic engineering and planning data. The applicant shall submit to the City data addressing the following issues:

1. Nature of the product or service being offered.

2. Time required to serve a typical customer.

3. Peak demand hours.

4. Anticipated vehicles served.

D. If parallel to and visible from a public street, the drive-through lane shall be appropriately screened with landscaping or other material so as to visually screen vehicles in the drive-through lane from the public right-of-way.

Where an existing use is expanded, the parking requirements of this article shall apply only to the addition. No existing use shall be deemed to be nonconforming solely because of the lack of off-street parking or loading facilities, provided, however, that facilities being used for off-street parking and loading at the time of the adoption of this ordinance shall not be reduced to less than the number of spaces or reduced to less than the minimum standards prescribed in this chapter.

No existing off-street parking or loading space provided in compliance with this chapter shall be reduced in capacity or area without sufficient additional capacity or area being provided to comply with the regulations of this article.