Chapter 17.36 — PARKING AND LOADING

The requirements of this chapter are intended to ensure that suitable off-street parking and loading facilities are provided for all uses and developments, and that the facilities are properly designed, attractive, and located to be unobtrusive while meeting the needs of the specific use.

A.

Off-Street Parking and Loading Required. Each land use and structure, including a change or expansion of a land use or structure, shall provide suitable off-street parking and loading facilities in compliance with this chapter.

B.

Timing of Improvements. A land use shall not be commenced, and a structure shall not be occupied until the parking and loading improvements required by this chapter are completed and approved by the director.

C.

Common, Shared, or Municipal Parking. Where common or shared parking has been duly authorized or where parking can be provided through a municipal parking lot, the parking requirements required by this chapter shall not apply.

D.

Parking District. The parking requirements required by this chapter shall not apply in those areas where a parking district has been duly established.

A.

Parking and Loading Spaces to Be Permanent. Each parking and loading space shall be permanently available, marked, and maintained for parking or loading purposes for the use it is intended to serve; provided, that the approval of a limited term permit (Section 17.72.040) may allow the temporary use of a parking or loading space for other purposes.

B.

Parking and Loading to Be Unrestricted. A lessee, owner, tenant, or other person having control of the operation of a premises for which parking or loading spaces are required by this chapter shall not prevent, prohibit, or restrict authorized persons from using the spaces without the prior approval of the director.

C.

Vehicles for Sale. No vehicle, trailer, or other personal property shall be parked on private property for the purpose of displaying the vehicle, trailer, or other personal property for hire, rental, or sale, unless the applicable zone allows the use, and the person or business at that location is licensed to sell vehicles, trailers, or other personal property.

D.

Recreational Vehicle (RV) Parking.

1.

The storage (parking for any period longer than seventy-two hours) of a recreational vehicle (RV) and/or boat in a residential zone shall be allowed only when all portions of the vehicle or boat are located entirely within the property boundaries and do not extend into the public right-of-way.

2.

Parking within setback areas shall also comply with Section 17.30.030 (build-to line and setback requirements and exceptions).

Each land use shall be provided the number of off-street parking spaces required by this section. See Sections 17.36.060 and 17.36.070 for off-street parking requirements for bicycles and motorcycles, respectively.

A.

Parking Requirements by Land Use.

1.

Each land use shall provide the number of off-street parking spaces required by Table 3-3, except where a greater number of spaces is authorized through minor use permit or use permit approval in compliance with Section 17.72.060.

2.

A land use not specifically listed in Table 3-3 shall provide parking as required by the director. The director shall use the requirements in Table 3-3 as a guide in determining the appropriate number of off-street parking spaces required for the use (e.g., similar uses, similar parking demands, with or without specific parking studies). The director may refer the determination to the commission.

3.

In any case where Table 3-3 expresses a parking requirement based on floor area in square feet (for example: one space for each one thousand sf), "sf" shall mean square feet of gross interior leasable floor area, unless stated otherwise (e.g., ground area).

4.

A single use with accessory components shall provide parking for each component. For example, a hotel with a gift shop shall provide the parking spaces required by Table 3-3 for a hotel (e.g., the guest rooms), and for a gift shop.

B.

Requirements for Traditional Community Development Zones. See Chapter 17.21 (traditional community development zones) for off-street parking and drive requirements applicable to the TC, NC, NC-Flex, NG-1, NG-2, and NG3 zones.

C.

Expansion of Structure, Change in Use. See Subsection M. (nonconforming parking), below.

D.

Multi-Tenant Sites.

1.

A site with multiple tenants (e.g., two or more) shall provide the aggregate number of parking spaces required for each separate use (e.g., sum of the separate requirements for each use), except where the site is developed as an integrated shopping center with shared parking and no spaces reserved for a particular use. In this instance, the parking shall be provided as required by Table 3-3 for a shopping center.

2.

When a multi-tenant center includes one or more uses that will need more parking than retail uses (e.g., a health/fitness facility, restaurant, or theater) additional parking shall be required for the non-retail use unless a parking reduction is approved in compliance with [Section] 17.36.080 (reduction of parking requirements), below.

E.

Alternate Use of Parking Areas Prohibited. Off-street parking areas shall not be used for the repair, servicing, or storage of vehicles or materials, or any other work area. Use of off-street parking areas for the sale of any goods or services may only be allowed with the approval of a limited term permit in compliance with Section 17.72.040.

F.

No Reduction of Parking Facility Allowed. No off-street parking facility shall be reduced in capacity or in area without sufficient additional capacity or additional area being provided in order to comply with the parking regulations of this chapter, subject to the approval of the director.

G.

Recreational Vehicle (RV) Parking Spaces. Off-street recreational vehicle (RV) parking spaces shall be provided as follows for retail uses, shopping centers, and visitor attractions that are required by this chapter to provide one hundred or more off-street parking spaces.

1.

Number of RV Spaces Required. RV parking spaces shall be provided at a minimum ratio of one RV space for each one hundred off-street vehicle parking spaces, or fraction thereof, required by this chapter.

2.

RV Stall Dimensions. Each RV parking space shall be designed as a pull-through space with a minimum width of twelve feet and a minimum length of forty feet, with fourteen feet of vertical clearance.

3.

Modifications by Director. The director may modify the provisions of this subsection through a minor variance granted in compliance with Section 17.72.070.

H.

Excessive Parking.

1.

The city discourages a land use being provided more off-street parking spaces than required by this chapter in order to avoid the inefficient use of land, unnecessary pavement, and excessive storm water runoff from paved surfaces.

2.

The provision of off-street parking spaces in excess of twenty percent of the requirements in Table 3-3 is allowed only with minor use permit approval in compliance with Section 17.72.060, and only when additional landscaping, pedestrian amenities, and necessary storm drain improvements are provided to the satisfaction of the review authority.

I.

Rounding of Calculations. If a fractional number is obtained in calculations performed in compliance with this chapter, one additional parking space shall be required for a fractional unit of one-half or above, and no additional space shall be required for a fractional unit of less than one half.

J.

Bench or Bleacher Seating. Where fixed seating is provided as benches, bleachers, pews, or similar seating, a seat shall be defined as twenty-four inches of bench space for the purpose of calculating the number of parking spaces required by Table 3-3.

K.

Parking Based on Employees. Whenever parking requirements are based on the number of employees, calculations shall be based on the largest number of employees on duty at any one time.

L.

Use of On-Street Parking—Exception. Available on-street parking spaces cannot be used to meet the offstreet parking requirements identified in this chapter. An exception to this provision may be granted for a large family day care home, subject to the same minor use permit required for the facility in compliance with Section 17.72.060.

1.

The minor use permit may be issued if it meets all of the following criteria, in addition to the findings identified in Section 17.72.060:

a.

The exception shall be granted only for uses in an existing structure. It shall not be granted for any expansion of gross floor area to a structure, for new construction, or where the use of an existing structure has been intensified by subletting portions of the structure for additional uses;

b.

The maximum amount of parking which is feasible shall be provided on-site; and

c.

The exception shall only be granted in situations where the city engineer has determined that the exception will not result in potentially unsafe conditions for vehicles or pedestrians.

2.

Each minor use permit that grants an exception to off-street parking requirements shall be reviewed on an annual basis and, if it is found that the use of on-street parking spaces by the facility is creating a nuisance, the city may initiate proceedings to revoke the minor use permit in compliance with Section 17.98.030 (revocations and modifications).

M.

Nonconforming Parking. A use or structure with nonconforming off-street parking (e.g., insufficient offstreet parking to meet the current land use requirements in compliance with Table 3-3 [parking requirements by land use], below) may be physically enlarged (e.g., expansion of structure or outdoor land use) or undergo a change in use in compliance with the following provisions.

1.

Residential Uses. No additional parking spaces shall be required; provided, the change does not increase the number of dwelling units, nor eliminate the only portion of the site that can be used for the required or existing parking or access.

2.

Nonresidential Uses.

a.

The number of existing parking spaces shall be maintained on the site and additional parking spaces shall be provided in compliance with this chapter and subparagraph.

b.

If the use is enlarged (e.g., expansion of structure or outdoor land use) so that it requires more parking than the previous use, only the number of parking spaces required for the enlargement shall be required to be added to the existing parking spaces.

c.

If the use of the structure is changed to one that requires more parking than the previous use, only the difference between the number of parking spaces required for the previous use and those required for the new use shall be required to be added to the existing parking spaces.

d.

The change shall not eliminate the only portion of the site that can be used for the required or existing parking or access.

3.

Waiver by Director. The director may waive parking requirements when a nonconforming structure is proposed for rehabilitation (e.g., no enlargement or change/intensification of the land use) if the director determines that the existing structure location, parcel size, or topography renders the requirement unreasonable.

N.

Parking Requirements for Density Bonus Projects. A residential development project that complies with the requirements of Section 17.32.020 (eligibility for bonus, incentives, or concessions) may have parking requirements approved in compliance with Section 17.32.050 (parking requirements in density bonus projects).

TABLE 3-3 - PARKING REQUIREMENTS BY LAND USE

(Ord. No. 818, § 3(Exh. A), 9-13-2022)

Parking spaces required for the disabled shall be provided in compliance with all applicable state and federal requirements. All spaces for the disabled shall be located so that:

A.

The spaces provide easy access from the closest parking area to the major entrances of the use for which they are provided;

B.

The disabled individual is not compelled to wheel or walk behind parked cars other than his or her own; and

C.

A pedestrian way accessible to physically disabled persons shall be provided from each parking space to related facilities including curb cuts and/or ramps.

Each use or development which requires off street parking spaces in compliance with this chapter may substitute bicycle spaces for vehicle spaces at the rate of eight bicycle spaces for one vehicle space, up to a maximum of ten percent of the required vehicle spaces, subject to development review committee (DRC) approval.

A commercial or other nonresidential development may substitute motorcycle spaces for required auto spaces at the rate of one motorcycle space for each twenty-five auto spaces, up to a maximum of ten percent of the required vehicle spaces, subject to development review committee (DRC) approval.

A.

Shared On-Site Parking.

1.

Where two or more uses on the same site or adjacent parcels have distinct and differing peak parking usage periods (e.g., a theater and a bank), a reduction in the required number of parking spaces may be allowed in the following manner:

a.

Upon approval of a minor use permit, in compliance with Section 17.72.060, the director may reduce the total parking space requirement by up to a maximum of twenty percent; or

b.

Upon approval of a use permit, in compliance with Section 17.72.060, the commission may reduce the total parking space requirement by twenty percent or more.

2.

Approval shall also require a recorded covenant running with the land, recorded by the owner of the parking lot, guaranteeing that the required parking will be maintained exclusively for the use served for the duration of the use.

B.

Reduction of Required ParkIng. The review authority may reduce the number of parking spaces required by Section 17.36.040 (number of parking spaces required), above, through the granting of a use permit or minor use permit (depending on the amount of reduction requested) in compliance with Section 17.72.060, based on quantitative information provided by the applicant that documents the need for fewer spaces (e.g., sales receipts, documentation of customer frequency, information on parking standards required for the proposed land use by other cities, etc.).

Required parking areas shall be designed, constructed, and properly maintained in compliance with the following requirements. Except where noted, the director may modify the requirements of this section through minor use permit approval (Section 17.72.060).

A.

Access to Parking. Access to parking areas shall be provided as follows for all parking areas other than garages for individual dwelling units.

1.

Parking areas shall provide suitable maneuvering area so that vehicles enter from and exit to a public street in a forward direction only.

a.

Parking lots shall be designed to prevent access at any point other than at designated access drives.

==> picture [144 x 131] intentionally omitted <==

b.

Figure 3-10 - Queuing area

Single dwellings and multi-family dwellings units (up to a maximum of four units) are exempt from this requirement, unless specifically required by conditions of a discretionary permit.

c.

This requirement does not apply to alleys, unless so specified in a specific zone.

2.

A nonresidential development that provides fifty or more parking spaces shall have access driveways that are not intersected by a parking aisle, parking space, or another access driveway for a minimum distance of twenty feet from the street right-of-way, to provide a queuing or stacking area for vehicles entering and exiting the parking area. See Figure 3-10.

3.

A minimum unobstructed clearance height of fourteen feet shall be maintained above areas accessible to vehicles within nonresidential developments.

B.

Access to Adjacent Sites.

Nonresidential Developments.

a.

Applicants for nonresidential developments are encouraged to provide on-site vehicle access to parking areas on adjacent nonresidential properties to provide for convenience, safety, and efficient circulation.

b.

A joint access agreement running with the land shall be recorded by the owners of the abutting properties, as approved by the director, guaranteeing the continued availability of the shared access between the properties.

2.

Residential Developments. Shared pedestrian access between adjacent residential developments is also strongly encouraged.

C.

Location of Parking. Parking areas shall be located as follows:

1.

Residential. Residential parking shall be located on the same parcel as the uses served.

2.

Nonresidential.

a.

Nonresidential parking shall be located on the same parcel as the uses served, except in the case of shared parking approved in compliance with Section 17.36.080 (reduction of parking requirements).

b.

Upon approval of a minor use permit in compliance with Section 17.72.060, the director may allow the parking to be located within three hundred feet of the parcel if shared parking, in compliance with Subsection 17.36.080.A (shared on-site parking), above, or public parking facilities are used to meet the parking requirements.

3.

Within Required Setbacks.

a.

Nonresidential parking shall not be located within a required front setback.

b.

Parking may be located within a required side or rear setback; provided that it is separated from the side or rear property line by a minimum five-foot wide landscaped area.

D.

Parking Space and Lot Dimensions.

1.

Minimum Parking Space and Driveway Dimensions. Each parking space, driveway, and other parking lot features shall comply with the minimum dimension requirements in Tables 3-4 and 3-5, below, and as illustrated in Figures 3-11 and 3-12. The director shall not reduce these requirements.

TABLE 3-4 MINIMUM STANDARD PARKING SPACE CONFIGURATION

TABLE 3-5 STANDARD VEHICLE SPACE REQUIREMENTS

2.

Space Width Abutting a Column, Fence, or Wall. When the length of a parking space abuts a column, fence, wall, or other obstruction, the required width of the entire parking space shall be increased by at least one foot.

Vehicle Overhanging Landscaped Area or Walkway Prohibited. The required length of a parking space shall not provide for a vehicle overhanging a landscaped area (other than landscaped areas planted with grass or groundcover), sidewalk or walkway. The entire length shall be composed of a surfacing material in compliance with Subsection H (proper grading, surfacing, and maintenance of parking lots required), below.

==> picture [384 x 381] intentionally omitted <==

Figure 3-11 - Parking lot dimensions

4.

Use of Compact Vehicle Spaces.

a.

Allowable use of compact vehicle spaces.

(1)

The first ten spaces of any project shall be standard sized spaces.

(2)

In multifamily residential projects, up to twenty percent of the required uncovered parking spaces may be compact spaces.

(3)

For nonresidential projects, up to twenty percent of the required parking spaces may be compact spaces.

b.

Compact spaces shall be clearly labeled for "Compact cars" in compliance with the sign standards established by Chapter 17.38 (signs), and grouped together in one or more locations or at regular intervals so that only compact vehicles can easily maneuver into the space.

c.

Existing nonresidential developments that wish to utilize this subparagraph to create additional parking spaces (e.g., either by adding land area to an existing parking lot or modifying an existing parking lot to gain more spaces) shall first apply for minor use permit approval in compliance with Section 17.72.060.

d.

For each compact vehicle space provided as allowed by this subparagraph, thirty-five square feet of additional landscaped area shall be provided within the parking lot area.

e.

Design techniques (e.g., use of lampposts and/or extra landscaped areas at the front of compact spaces) shall be incorporated into the parking lot plan to preclude the parking of standard size vehicles in compact vehicle spaces, subject to the approval of the director.

f.

The minimum off-street parking dimensions for compact vehicle spaces shall be as identified in Table 3-6 (minimum compact parking space configuration), below.

TABLE 3-6 MINIMUM COMPACT PARKING SPACE CONFIGURATION

TABLE 3-7 COMPACT VEHICLE SPACE REQUIREMENTS

==> picture [252 x 159] intentionally omitted <==

Figure 3-12 - Parking space dimensions

g.

When the length of a compact parking space abuts a column, fence, wall, or other obstruction, the required width of the entire parking space shall be increased by at least one foot.

E.

Landscaping. Landscaping shall be provided in compliance with Section 17.34.040 (landscaping standards).

F.

Lighting. Lighting shall be provided in compliance with Section 17.30.060 (outdoor lighting).

G.

Striping and Identification.

1.

Parking spaces shall be clearly outlined with four-inch wide lines painted on the parking surface.

The striping shall be continuously maintained in a clear and visible manner in compliance with the approved plans.

H.

Proper Grading, Surfacing, and Maintenance of Parking Lots Required.

1.

All grading plans relating to the parking facilities shall be reviewed and approved by the city engineer before any work can commence.

a.

All off-street parking facilities shall be properly graded and drained so as to dispose of all surface water accumulated within the area of the parking lot.

b.

In no instance shall a storm drainage facility be designed to allow the flow of water into abutting property.

2.

All parking spaces and maneuvering areas shall be properly surfaced with not less than two inches of asphaltic concrete, or three and one-half inches of Portland cement concrete, or comparable material (e.g., pervious surfaces) as determined by the city engineer, and shall be continually maintained in a clean and orderly manner and kept in good repair at all times.

I.

Tandem Parking Prohibited. Use of tandem parking (when one space is located directly behind another) shall not be allowed to satisfy the off-street parking requirements of this chapter. The director may not modify this prohibition.

J.

Wheel Stops/Curbing.

1.

Continuous concrete curbing at least six inches high and six inches wide shall be provided for parking spaces located adjacent to fences, walls, property lines, landscaped areas, and structures.

2.

Individual wheel stops may be provided in lieu of continuous curbing only when the parking is adjacent to a landscaped area, and the drainage is directed to the landscaped area.

3.

When provided, wheel stops shall be placed to allow for two feet of vehicle overhang area within the dimension of the parking space.

K.

Continuous Curb Cuts Prohibited. Access to an off-street parking lot shall not be allowed to occur through the use of a continuous curb cut (e.g., where most or all of the street frontage is provided as a curb cut for access purposes).

L.

Parking Areas Within a Commercial Structure. No parking area located within the interior of a nonresidential structure shall be counted in meeting the off-street parking requirements of this Chapter, except when located within a parking garage available to employees and/or the general public.

M.

Entrance or Exit Adjacent to Side Properly Line Prohibited. No entrance or exit, including driveways, to offstreet parking areas shall be situated closer than three feet from a side property line, except in the case of a driveway serving more than one parking lot (e.g., a shared driveway), which shall be subject to the approval of the director.

N.

Deviation from Standards Requires a Detailed Study. No proposed parking layout which deviates from the standards identified in this section and which could create a safety hazard(s) shall be allowed unless the developer provides a detailed, stamped report or study prepared by a registered transportation engineer which demonstrates to the satisfaction of the city engineer, the director, and the commission that the parking layout is a viable alternative and is consistent with the purpose of this chapter.

A.

Compliance with the City Improvement Standards Required. Each driveway providing site access from a street, alley, or other public right-of-way shall be designed, constructed, and properly maintained in compliance with the city improvement standards.

B.

Clearance from Obstructions.

The nearest edge of a driveway curb cut shall be at least three feet from the nearest property line, the centerline of a fire hydrant, light standard, traffic signal, utility pole, or other similar facility.

2.

Street trees shall be a minimum of ten feet from the driveway access, measured at the trunk.

3.

A driveway shall have an overhead clearance of fourteen feet in height except within a parking structure, which may be reduced to seven feet, six inches.

C.

Traffic Safety Visibility Areas. Structures or landscaping over three feet in height shall not be allowed within a traffic safety visibility area, with the exception of trees with the canopy trimmed to a minimum of six feet in height. See Section 17.30.050.E (height limit at street corners).

D.

Surfacing.

1.

Within all zones, driveways shall be paved and permanently maintained with asphalt, concrete, or approved paving units.

2.

Within other zones (e.g., single dwelling), driveways may be constructed with the use of other all-weather surfacing as determined to be appropriate by the city engineer, where it is first determined that a surface other than asphalt or concrete is consistent with the driveways of similar properties in the vicinity, and that the alternate surface will not impair accessibility for emergency vehicles.

3.

A driveway with a slope of ten percent or more shall be paved with rough surface concrete in all cases.

Off-street loading spaces shall be provided as required by this section. The director may modify these requirements through minor use permit approval (Section 17.72.060), where the director first determines

that the operating, shipping, and delivery characteristics of the use do not require the number or type of loading spaces required by this section.

A.

Number of Loading Spaces Required. Nonresidential uses shall provide off-street loading spaces in compliance with Table 3-8 (required off-street loading spaces), below.

1.

Where Table 3-8 expresses a loading requirement based on floor area in square feet (for example: Five thousand to ten thousand sf), "sf" means square feet of gross interior leaseable floor area, unless stated otherwise.

2.

Loading docks instead of loading spaces shall be required at large retail stores, home improvement centers, and large shopping centers, as determined by the director.

3.

Loading spaces, rather than loading docks, shall be required for convenience stores, offices, restaurants, small shopping centers where truck deliveries occur on a regular basis, but where the director determines that a loading dock is not necessary.

4.

Interior loading facilities are strongly encouraged wherever determined to be feasible.

TABLE 3-8 REQUIRED OFF-STREET LOADING SPACES

B.

Standards for Off-Street Loading Areas. Off-street loading areas shall comply with the following standards:

Minimum Dimensions. The dimensions of off-street loading spaces shall comply with Table 3-9 (minimum loading space configuration), below.

TABLE 3-9 MINIMUM LOADING SPACE CONFIGURATION

2.

Lighting. Loading areas shall have lighting capable of providing adequate illumination for security and safety; lighting shall also comply with the requirements of Section 17.30.060 (outdoor lighting).

3.

Location. Loading spaces shall be:

a.

As near as possible to the main structure and limited to the rear two-thirds of the parcel, if feasible;

b.

Situated to ensure that the loading facility is screened from adjacent streets;

c.

Situated to ensure that loading and unloading takes place on-site and in no case faces a public street, or is located within a required front or street side setback, adjacent public right-of-way, or other on-site traffic circulation areas;

d.

Situated to ensure that all vehicular maneuvers occur on-site. The loading areas shall allow vehicles to enter from and exit to a public street in a forward motion only;

e.

Situated so that trucks parking in them will not encroach onto the public right-of-way or into required parking spaces or driveways. Loading spaces designed for larger trucks shall have appropriately larger access to allow maneuvering without encroaching into landscaped areas; and

f.

Situated to avoid adverse impacts upon neighboring residential properties. The review authority may restrict times allowed for loading and deliveries for loading spaces that are located closer than one hundred feet to a residential zone.

4.

Loading Ramps. Plans for loading ramps or truck wells shall be accompanied by a profile drawing showing the ramp, ramp transitions, and overhead clearances.

5.

Screening. Loading areas shall be screened from abutting parcels and streets with a combination of dense landscaping and solid masonry walls with a minimum height of six feet.

6.

Striping.

a.

Loading spaces shall be striped, and identified for "loading only."

b.

The striping and "loading only" notations shall be continuously maintained in a clear and visible manner in compliance with the approved plans.

7.

Surfacing.

a.

All loading areas shall be surfaced with asphalt, concrete pavement, or comparable material as determined by the city engineer and shall be graded to dispose of all surface water to the satisfaction of the city engineer.

b.

All grading plans relating to the loading facilities shall be reviewed and approved by the city engineer before any work can commence.

A.

Compliance with Ordinance No. 350. In compliance with Ordinance No. 350, any person who applies for a permit for the alteration or construction of a nonresidential structure or proposes to change the use of an existing nonresidential structure within the city's downtown area and environs shall provide the number of off-street parking spaces required by Section 17.36.040 (number of parking spaces required), above, or pay to the city an in-lieu fee for parking improvements in compliance with Council Resolution No. 84-276, as that resolution may be amended from time to time.

B.

Criteria for Determining Amount of Payment. In addition to the costs associated with land acquisition, the projected costs of providing all of the following services and improvements, based upon three hundred fifty square feet of site area for each parking space, shall be used in determining the amount of the required inlieu payment:

1.

Asphalt surfacing;

2.

Drainage;

3.

Engineering, inspection, and contingencies;

4.

Grading;

5.

Landscaping/screening;

6.

Sand and grease traps;

7.

Striping and wheel stops; and

8.

The cost of maintaining the space for ten years.

C.

Establishment of Value of Off-Street Parking Facilities. In compliance with Council Resolution No. 84-276, as that resolution may be amended from time to time, the council shall establish the value of off-street parking facilities in the city's downtown area and environs on a per-parking-space basis. Initially, the in-lieu fee shall be two thousand dollars for each parking space. Funds collected by the city from the payments shall be deposited into a special fund and shall be used by the city only for the purpose of acquiring and/or developing future off-street parking facilities.

D.

Municipal Parking Lot Plan. A parking in-lieu fee may be accepted by the city only after it has been determined that payment of a fee will lead to the provision of conveniently located off-street parking facilities which are consistent with a currently adopted municipal parking lot plan. The plan shall determine, at a minimum, areas of need, potential parking lot locations, and proposed parking capacities.

E.

Parking Facilities Which Are Provided by the City. All off-street parking facilities which are provided by the city shall, in addition to benefitting the employees, guests, and/or patrons of the subject property, be made available for use by members of the general public. In no instance shall a publicly developed parking facility provide parking for less than eight to ten vehicles.

F.

Optional Forms of Financing. When it has been determined that parking in-lieu fees are unable to generate the revenues necessary to provide adequate off-street parking facilities in both a timely fashion and in a manner which contributes to the alleviation of traffic congestion, the city may choose to sell bonds or provide other forms of financing as an added means of providing the required moneys.

G.

Five-year Capital Improvements Program. The city shall provide for the establishment of parking lot facilities through the adoption and/or amendment of a five-year capital improvements program.