Newark Municipal Code § 17.23.050 Parking reductions

The specific purposes of the on-site parking and loading regulations are to:

A. Ensure that adequate off-street parking and loading facilities are provided for new land uses and major alterations to existing uses;

B. Minimize the negative environmental and urban design impacts that can result from parking lots, driveways, and drive aisles within parking lots;

C. Ensure that adequate off-street bicycle parking facilities are provided and promote parking lot designs that offer safe and attractive pedestrian routes;

D. Establish standards and regulations for safe and well-designed parking, unloading, and vehicle circulation areas that minimize conflicts between pedestrian and vehicles within parking lots and, where appropriate, create buffers from surrounding land uses;

E. Offer flexible means of minimizing the amount of area devoted to parking by allowing reductions in the number of required spaces in transit-served locations, shared parking facilities, and other situations expected to have lower vehicle parking demand; and

F. Reduce urban run-off and heat island effect.

(Ord. No. 503, § 1(Exh. A), 1-25-2018)

The requirements of this chapter apply to the establishment, alteration, expansion, or change in any use or structure, as provided in this section.

A. All New Buildings and Land Uses. On-site parking and loading in accordance with this chapter shall be provided at the time any main building or structure is erected or any new land use is established.

B. Existing Non-Residential Buildings.

1. When a change in use, expansion of a use, or expansion of floor area creates an increase of ten percent or more in the number of required on-site parking or loading spaces, additional on-site parking and loading shall be provided for such addition, enlargement, or change in use and not for the entire building or site.

2. The existing parking and loading shall be maintained.

3. If the number of existing parking or loading spaces is greater than the requirements for such use, the number of spaces in excess of the prescribed minimum may be counted toward meeting the parking and loading requirements for the addition, enlargement, or change in use.

4. A change in occupancy is not considered a change in use unless the new occupant is in a different use classification than the former occupant.

5. Additional parking and loading spaces are not required for the reconstruction of an existing building when there is no increase in floor area.

C. Existing Residential Buildings. On-site parking in accordance with this chapter shall be provided where there is an expansion of existing floor area of thirty percent or more or where additional dwelling units are created through the alteration of an existing building or construction of an additional structure or structures.

D. When Constructed. On-site parking and loading facilities required by this chapter shall be constructed or installed prior to the issuance of a certificate of occupancy for the uses that they serve.

(Ord. No. 503, § 1(Exh. A), 1-25-2018)

A. Existing Parking and Loading to be Maintained. No existing parking and/or loading serving any use may be reduced in amount or changed in design, location or maintenance below the requirements for such use, unless equivalent substitute facilities are provided.

B. Nonconforming Parking or Loading. An existing use of land or structure shall not be deemed to be nonconforming solely because of a lack of on-site parking and/or loading facilities required by this chapter, provided that facilities used for on-site parking and/or loading as of the date of adoption of this title are not reduced in number to less than what this chapter requires.

C. Accessibility. Parking and loading areas must be accessible for its intended purpose during all hours of operation.

D. Stacked Parking. Stacked or valet parking is allowed if an attendant is present or an automated system is in place to move vehicles. If stacked parking managed by an attendant is used for required parking spaces, an acceptable form of guarantee must be filed with the director ensuring that an attendant will be present while the lot is in operation.

A. Minimum Number of Spaces Required. Each land use shall be provided at least the number of on-site parking spaces stated in Table 17.23.040, Required On-Site Parking Spaces. The parking requirement for any use not listed in Table 17.23.040 shall be determined by the director based upon the requirements for the most similar comparable use, the particular characteristics of the proposed use, and any other relevant data regarding parking demand.

TABLE 17.23.040: REQUIRED NUMBER OF ON-SITE PARKING SPACES

B. Calculation of Required Spaces. The number of required parking spaces shall be calculated according to the following rules:

1. Floor Area. Where an on-site parking or loading requirement is stated as a ratio of parking spaces to floor area, the floor area is assumed to be gross floor area, unless otherwise stated.

2. Employees. Where an on-site parking or loading requirement is stated as a ratio of parking spaces to employees, the number of employees shall be based on the largest shift that occurs in a typical week.

3. Bedrooms. Where an on-site parking requirement is stated as a ratio of parking spaces to bedrooms, any rooms having the potential of being a bedroom and meeting the standards of the building code as a sleeping room shall be counted as a bedroom.

4. Students. Where a parking or loading requirement is stated as a ratio of parking spaces to students (including children in day care), the number is assumed to be the number of students at the state-certified capacity or at building code occupancy where no state-certification is required.

5. Seats. Where parking requirements are stated as a ratio of parking spaces to seats, each eighty inches of bench-type seating at maximum seating capacity is counted as one seat.

C. Sites with Multiple Uses. If more than one use is located on a site, the number of required on-site parking spaces and loading spaces shall be equal to the sum of the requirements calculated separately for each use unless a reduction is approved pursuant to Section 17.23.050, Parking Reductions.

D. CMU District. Supplementary standards are as follows:

1. No on-site parking is required for the first five thousand square feet of ground floor non-residential use. Ground floor non-residential uses greater than five thousand square feet in size shall provide parking in accordance with Table 17.23.040, Required Number of On-Site Parking Spaces, for the floor area in excess of five thousand square feet.

For the Old Town Specific Plan Area, supplementary regulations in Section 17.14.060 also apply.

(Ord. No. 503, § 1(Exh. A), 1-25-2018; Ord. No. 505, § 3(Exh. A), 7-12-2018; Ord. No. 532, § 4(Exh. B), 10-14-2021)

The number of on-site parking spaces required by Section 17.23.040, Required Parking Spaces, may be reduced as follows, subject to minor use permit approval.

A. Transit Accessibility. For any land use except residential single-unit and two-unit development, if any portion of the lot is located within one-quarter mile of a transit stop with regular, scheduled service during the weekday hours of 7:00 a.m. to 9:00 a.m. and 5:00 p.m. and 7:00 p.m., the number of required parking spaces may be reduced by twenty percent of the normally required number of spaces.

B. 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 up to forty percent if the review authority finds that:

1. 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;

2. The proposed shared parking provided will be adequate to serve each use;

3. A parking demand study prepared by an independent traffic engineering professional approved by the City supports the proposed reduction; and

4. In the case of a shared parking facility that serves more than one property, a parking agreement has been prepared consistent with the provisions of Section 17.23.060.C, Off-Site Parking Facilities.

C. Other Parking Reductions. Required parking for any use may be reduced as follows:

1. Criteria for Approval. The review authority may only approve reduced parking if it finds that:

a. Special conditions—Including, but not limited to, the nature of the proposed operation; proximity to frequent transit service; transportation characteristics of persons residing, working, or visiting the site; or because the applicant has undertaken a transportation demand management program—exist that will reduce parking demand at the site;

b. The use will adequately be served by the proposed on-site parking; and

c. Parking demand generated by the project will not exceed the capacity of or have a significant impact on the supply of on-street parking in the surrounding area.

2. Parking Demand Study. In order to evaluate a proposed project's compliance with the above criteria, submittal of a parking demand study that substantiates the basis for granting a reduced number of spaces may be required.

(Ord. No. 503, § 1(Exh. A), 1-25-2018)

A. Residential Uses. Required parking for residential uses shall be on the same lot as the dwelling or use they serve or in an off-site facility as provided in Subsection 17.23.060.C, Off-Site Parking Facilities. Parking shall not be located within a required front or street-facing side yard.

B. Non-residential Uses. Required parking spaces serving non-residential uses shall be located on the same lot as the use they serve, or in an off-site parking facility as provided in Subsection C.

C. Off-Site Parking Facilities. Parking facilities for uses other than single-unit dwellings, two-unit dwellings, and second units may be provided off-site with director approval of a minor use permit provided the following conditions are met.

1. Location.

a. Residential Uses. Any off-site parking facility must be located within 200 feet, along a pedestrian route, of the unit or use served.

b. Non-residential Uses. Any off-site parking facility must be located within six hundred feet, along a pedestrian route, of the principal entrance containing the use(s) for which the parking is required.

2. Parking Agreement. A written agreement between the landowner and the city in a form satisfactory to the city attorney shall be executed and recorded in the office of the county recorder. The agreement shall include:

a. A guarantee among the landowner for access to and use of the parking facility; and

b. A guarantee that the spaces to be provided will be maintained and reserved for the uses served for as long as such uses are in operation.

(Ord. No. 503, § 1(Exh. A), 1-25-2018)

A. Short-Term Bicycle Parking. Short-term bicycle parking shall be provided in order to serve shoppers, customers, messengers, guests and other visitors to a site who generally stay for a short time.

1. Parking Spaces Required. For the following uses, the number of short-term bicycle parking spaces shall be at least five percent of the number of required automobile parking spaces, with a minimum of four parking spaces provided per establishment.

a. Multi-unit development, group residential, and single room occupancy with five or more units.

b. All uses in the public and semi-public use classification except cemeteries and community gardens.

c. All uses in the commercial use classification.

2. Location. Short-term bicycle parking must be located outside of the public right-of-way and pedestrian walkways and within fifty feet of a main entrance to the building it serves. Where the bicycle parking area is not visible from the main entrance of the building, signs located at the main entrance of the building shall identify the location of bicycle parking.

3. Anchoring and security (racks).

a. Rack Style. For each short-term bicycle parking space required, a stationary, securely anchored object shall be provided to which a bicycle frame and one wheel (two points of contact) can be secured with a high-security U-shaped shackle lock if both wheels are left on the bicycle. One such object may serve multiple bicycle parking spaces. Decorative bicycle racks, such as circular, ring, or bicycle shaped racks are recommended. No wave racks are allowed.

b. Rack Spacing. Racks shall be spaced a minimum of three feet between each other when placed side by side, and a minimum of five feet when placed end to end. Racks shall be placed at least three feet from any wall, curb, or object when placed parallel to a wall, curb, or object, and at least two and one-half feet from any wall curb, or object when placed perpendicular to a wall, curb, or object.

4. Size and Clearance. Each short-term bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian ways and at least five feet from vehicle parking spaces.

[Figure: FIGURE 17.23.070.A: SHORT-TERM BICYCLE PARKING]

FIGURE 17.23.070.A: SHORT-TERM BICYCLE PARKING

B. Long-Term Bicycle Parking. Long-term bicycle parking shall be provided in order to serve employees, students, residents, commuters, and others who generally stay at a site for four hours or longer.

1. Parking Spaces Required.

a. Residential Uses. A minimum of one long-term bicycle parking space shall be provided for every five units for multi-unit development, group residential, and single room occupancy.

b. Other Uses. Any establishment with twenty-five or more full time equivalent employees shall provide long-term bicycle parking at a minimum ratio of one space per thirty vehicle spaces.

c. Parking Structures. Long-term bicycle parking shall be provided at a minimum ratio of one space per fifty vehicle spaces.

2. Location. Long-term bicycle parking must be located on the same lot as the use it serves and within one hundred feet of the facility entrance. In parking garages, long-term bicycle parking must be located within one hundred feet of an entrance to the facility. Where the bicycle parking area is not visible from the entrance of the building, signs located at the entrance or in an entry lobby of the building shall identify the location of bicycle parking.

3. Covered Spaces. One hundred percent of required bicycle parking for multi-unit developments shall be inside buildings or garages or in bike lockers. At least sixty percent of other required long-term bicycle parking must be covered either inside a building, under roof overhangs or awnings, in bicycle lockers, or within or under other structures.

4. Security. Long-term bicycle parking must be in:

a. An enclosed bicycle locker;

b. A fenced, covered, and locked or guarded bicycle storage area;

c. A rack or stand inside a building that is within view of an attendant or security guard or visible from employee work areas or within secure/restricted bicycle storage room; or

d. Other secure area approved by the director.

5. Size, Clearance, and Accessibility.

a. Size. Each bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle.

b. Clearance. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian ways and at least five feet from vehicle parking spaces.

c. Accessibility. Bicycle parking areas must be accessible from the public right-of-way. The access path must be clear at all times, provide a five foot minimum width, a three foot minimum door width, five percent maximum slope, elevator minimum interior dimensions of eighty inches by fifty-four inches, require no lifting of bicycle over any steps, and provide lighting for the access route and bicycle parking spaces. At least one main access path shall meet all the above listed criteria if multiple access paths are provided.

6. Rack Style and Spacing. Racks, if used, shall be designed and spaced as follows:

a. Rack Style. Decorative bicycle racks, such as circular, ring, or bicycle shaped racks are recommended. No wave racks are allowed.

b. Rack Spacing. Racks shall be spaced a minimum of three feet between each other when placed side by side, and a minimum of five feet when placed end to end. Racks shall be placed at least three feet from any wall, curb, or object when placed parallel to a wall, curb, or object, and at least two and one-half feet from any wall curb, or object when placed perpendicular to a wall, curb, or object.

(Ord. No. 503, § 1(Exh. A), 1-25-2018)

A. Loading Spaces Required.

1. Uses with Moderate Loading Demand. The following land uses shall provide loading spaces in accordance with Table 17.23.080.A.1, Required Loading Spaces-Moderate Loading Demand.

a. Banks and financial institutions.

b. Banquet hall.

c. Cinema/theaters.

d. Clinics.

e. Colleges and trade schools.

f. Community assembly.

g. Cultural institution.

h. Custom manufacturing.

i. Emergency shelter.

j. Government offices.

k. Hospitals.

l. Hotels.

m. Indoor sports and recreation.

n. Maintenance and repair services.

o. Motels.

p. Offices.

q. Public safety facilities.

r. Residential care facilities.

s. Residential facility, assisted living.

t. Schools.

u. Skilled nursing facilities.

v. Veterinary services.

TABLE 17.23.080.A.1: REQUIRED LOADING SPACES-MODERATE LOADING DEMAND

2. Uses with High Loading Demand. The following land uses shall provide loading spaces in accordance with Table 17.23.080.A.2, Required Loading Spaces-High Loading Demand.

a. Animal sales and grooming.

b. Automobile/vehicle sales and services.

c. Eating and drinking establishments.

d. Food preparation.

e. Nurseries and garden centers.

f. Retail sales.

g. Construction and material yards.

h. Food and beverage manufacturing.

i. General industrial.

j. Light industrial.

k. Research and development.

l. Warehousing and storage.

m. Wholesaling and distribution.

TABLE 17.23.080.A.2: REQUIRED LOADING SPACES-HIGH LOADING DEMAND

3. Transportation Uses. Three loading spaces plus additional spaces as determined by the director to be necessary shall be provided for the following uses:

a. Airports and heliports.

b. Freight/trucking terminals.

4. Other Uses. One loading space plus additional spaces as determined by the director to be necessary shall be provided for the following uses:

a. Business services.

b. Funeral parlors and interment services.

c. Public works and utilities.

d. Recycling facilities.

e. Transportation passenger terminals.

f. Any other use similarly requiring the receipt or distribution by vehicles or trucks of material or merchandise.

B. Adjustments to Loading Space Requirements.

1. Multi-Tenant Buildings. The gross floor area of the entire building shall be used in determining spaces for multi-tenant buildings. A common loading area may be required, if each tenant space is not provided a loading area. Drive-in roll-up doors for multi-tenant industrial projects may be substituted for required loading areas.

2. Reduction in Number of Loading Spaces Required. The loading space requirement may be waived if the director finds that the applicant has satisfactorily demonstrated that due to the nature of the proposed use, such loading space will not be needed.

3. Additional Loading Spaces Required. The required number of loading spaces may be increased to ensure that trucks will not be loaded, unloaded, or stored on public streets. Such requirement shall be based on the anticipated frequency of truck pickups and deliveries and of the truck storage requirements of the use for which the on-site loading spaces are required.

C. Location. All required loading berths shall be located on the same site as the use served. No loading berth for vehicles over two-ton capacity shall be closer than fifty feet to any property in a residential district unless completely enclosed by building walls, or a uniformly solid fence or wall, or any combination thereof, not less than six feet in height. No permitted or required loading berth shall be located within twenty-five feet of the nearest point of any street intersection.

D. Minimum Size. Each on-site loading space required by this chapter shall not be less than twelve feet wide, forty-five feet long, and fourteen feet high, exclusive of driveways for ingress and egress, maneuvering areas and setbacks. The minimum size requirement may be modified if the director finds that the applicant has satisfactorily demonstrated that due to the nature of the proposed use, such size will not be needed.

E. Driveways for Ingress and Egress and Maneuvering Areas. Each on-site loading space required by this section shall be provided with driveways for ingress and egress and maneuvering space of the same type and meeting the same criteria required for on-site parking spaces. Truck-maneuvering areas shall not encroach into required parking areas, travelways, or street rights-of-way. This requirement may be modified if the director finds that sufficient space is provided so that truck-maneuvering areas will not interfere with traffic and pedestrian circulation.

F. Surfacing. All loading areas shall be paved and improved, and all sites shall be properly drained, consistent with applicable stormwater runoff regulations and subject to the approval of the public works director.

1. Pavement Standards. Pavement shall be either asphalt or concrete paving consistent with the following standards or comparable material approved by the public works director.

a. Asphalt. Two inches of asphaltic concrete on four inches of aggregate base material.

b. Concrete. Four inches of portland cement concrete on three inches of aggregate base material.

(Ord. No. 503, § 1(Exh. A), 1-25-2018)

All parking areas except those used exclusively for stacked or valet parking, shall be designed and developed consistent with the following standards. Parking areas used exclusively for stacked or valet parking are subject only to Subsections I through M. Stacked or valet parking areas which will allow parking at some times without attendants must be striped in conformance with the layout requirements of this section.

A. Tandem Parking. Tandem parking is not permitted to satisfy the off-street parking requirement.

B. Shopping Cart Storage. When there are businesses that utilize shopping carts, adequate temporary shopping cart storage areas shall be provided throughout the parking lots. No temporary storage of shopping carts is allowed on walkways outside of buildings. Shopping cart storage shall not occur in required parking spaces.

C. Parking Access. Parking access areas shall be designed to ensure vehicular access to parking spaces as determined by the public works director.

1. Distance from Intersection. Access for parking facilities with ten or more spaces shall be located a minimum of fifty feet from the intersection of any two streets.

2. Access Width. The width of curb cuts for parking access is limited as follows:

a. The width of a curb cut serving one travel lane is limited to a maximum of twelve feet, excluding splays.

b. The width of a curb cut serving two travel lanes is limited to a maximum of twenty-four feet, excluding splays, except parking lots with more than one hundred spaces where the curb cut may be up to thirty-five feet wide, excluding splays.

3. Shared Access. Non-residential projects are encouraged to provide shared vehicle and pedestrian access to adjacent non-residential properties for convenience, safety, and efficient circulation. A joint access agreement guaranteeing the continued availability of the shared access between the properties approved by the director shall be recorded in the county's recorders office, in a form satisfactory to the city attorney.

4. Forward Entry. Parking areas of four or more spaces shall be provided with suitable maneuvering room so that all vehicles therein may enter an abutting street in a forward direction.

5. Driveway Length. Driveways providing direct access from a public street to a garage or carport shall be at least twenty feet in depth.

6. Driveway Width. The minimum width of a driveway is as follows:

a. Ten feet for any driveway serving one residence.

b. Ten feet for a one-way driveway.

c. Twenty feet for a two-way driveway serving any use other than one residence.

D. Size of Parking Spaces and Maneuvering Aisles. Parking spaces and maneuvering aisles shall meet the minimum dimensions required by this subsection. Screening walls, roof support posts, columns, or other structural members shall not intrude into the required dimensions for parking spaces.

1. Standard Parking Spaces and Drive Aisles. The minimum basic dimension for standard parking spaces is nine feet by nineteen feet, with a minimum vertical clearance of seven feet. Table 17.23.090.D provides the dimensions of spaces (stalls) and aisles according to angle of parking spaces. The required aisle width may be modified if the public works director finds that sufficient space is provided, so that maneuvering areas will not interfere with traffic and pedestrian circulation.

TABLE 17.23.090.D: STANDARD PARKING SPACE AND AISLE DIMENSIONS

[Figure: FIGURE 17.23.090.D.1: STANDARD PARKING SPACES AND DRIVE AISLES]

FIGURE 17.23.090.D.1: STANDARD PARKING SPACES AND DRIVE AISLES

2. Compact Parking Spaces. Up to twenty-five percent of assigned spaces may be reduced to 8.5 feet by 16 feet and labeled "compact."

3. Parking Spaces Abutting Wall or Fence. Each parking space adjoining a wall, fence, column, or other obstruction higher than 0.5 feet in the vicinity of where a vehicle door may be located shall be increased to accommodate access to the vehicle through the door.

[Figure: FIGURE 17.23.090.D.3: PARKING SPACES ABUTTING WALL OR FENCE]

FIGURE 17.23.090.D.3: PARKING SPACES ABUTTING WALL OR FENCE

4. Minimum Dimensions for Residential Garages and Carports. Garages and carports serving residential uses shall be constructed to meet the following minimum inside dimensions and related requirements:

a. A single car garage or carport: Ten feet in width by twenty feet in length.

b. A two-car garage or carport: Twenty feet in width by twenty feet in length.

c. A garage or carport containing three or more spaces: Ten feet in width by twenty feet in length per space.

d. The vertical clearance for garage or carport parking spaces shall not be less than seven feet.

e. Stairs may encroach into the parking area of a garage provided that the front end of a standard size automobile can fit under the stair projection. The bottom of the stairwell (including exterior finish) shall be a minimum of five feet above the garage floor.

E. Parking Lot Striping. All parking stalls shall be clearly outlined with striping, and all aisles, approach lanes, and turning areas shall be clearly marked with directional arrows and lines as necessary to provide for safe traffic movement.

F. Wheel Stops. Parking areas designed to accommodate ten or more vehicles shall provide concrete bumper guards or wheel stops for all unenclosed parking spaces. A six-inch high concrete curb surrounding a landscape area at least six feet wide may be used as a wheel stop, provided that the overhang will not damage or interfere with plant growth or its irrigation. A concrete sidewalk may be used as a wheel stop if the overhang will not reduce the minimum required walkway width.

G. Surfacing. All parking areas shall be paved and improved, and all sites shall be properly drained, consistent with applicable stormwater runoff regulations and subject to the approval of the public works director. No unpaved area shall be used for parking.

1. Pavement Standards. Parking areas shall be paved consistent with the following materials or comparable material approved by the public works director:

a. Asphalt. Two inches of asphaltic concrete on four inches of aggregate base material.

b. Concrete. Four inches of Portland cement concrete on three inches of aggregate base material.

c. Pavers or Permeable Pavement Systems. Pavers or permeable pavement systems with strength equivalent to a. or b. above.

2. Landscaping Alternative. Up to two feet of the front of a parking space as measured from a line parallel to the direction of the bumper of a vehicle using the space may be landscaped with ground cover plants instead of paving.

[Figure: FIGURE 17.23.090.G: PARKING SURFACING]

FIGURE 17.23.090.G: PARKING SURFACING

H. Perimeter Curbing. Parking areas designed to accommodate ten or more vehicles shall provide a six-inch wide and six-inch high concrete curb along the outer edge of the parking facility pavement, except where said pavement abuts a fence or wall. Curbs separating landscaped areas from parking areas shall be designed to allow stormwater runoff to pass through.

I. Heat Island Reduction. In order to reduce ambient surface temperatures in parking areas, at least fifty percent of the areas not landscaped shall be shaded, of light colored materials with a solar reflectance index of at least twenty-nine, or a combination of shading and light colored materials.

1. Shade may be provided by canopies, shade structures, trees, or other equivalent mechanism. If shade is provided by trees, the amount of required shading is to be reached within fifteen years.

2. Trees shall be selected from a list maintained by the planning division.

J. Lighting. Parking areas designed to accommodate ten or more vehicles shall be provided with a minimum of one-half foot-candle and a maximum of three foot-candles of light over of the parking surface during the hours of use from one-half hour before dusk until one-half hour after dawn.

1. Lighting design shall be coordinated with the landscape plan to ensure that vegetation growth will not substantially impair the intended illumination.

2. Parking lot lighting shall, to the maximum extent feasible, be designed and installed so that light and glare is not directed onto residential use areas or adjacent public rights-of-way, consistent with Chapter 17.24, Performance Standards.

K. Separation From On-Site Buildings. Parking areas designed to accommodate five or more vehicles must be separated from the front and side exterior walls of on-site buildings by walkways a minimum of three feet in width. Commercial buildings with twenty-five thousand square feet or more of gross floor area must be separated from on-site parking on all sides by a walkway a minimum of five feet in width, as well as a planter area at least three feet in width.

[Figure: FIGURE 17.23.090.K: PARKING SEPARATION FROM ON-SITE BUILDINGS]

FIGURE 17.23.090.K: PARKING SEPARATION FROM ON-SITE BUILDINGS

L. Landscaping. Parking areas designed to accommodate five or more vehicles must be landscaped according to the general standards of Chapter 17.21, Landscaping, as well as the standards of this subsection.

1. Landscape Area Required. A minimum of ten percent of the parking lot area shall be landscaped.

2. Minimum Planter Dimension. No landscape planter that is to be counted toward the required landscape area shall be smaller than twenty-five square feet in area, or four feet in any horizontal dimension, excluding curbing.

3. Layout. Landscaped areas shall be well-distributed throughout the parking lot area. Parking lot landscaping may be provided in any combination of:

a. Landscaped planting strips at least four feet wide between rows of parking stalls;

b. Landscaped planting strips between parking areas and adjacent buildings or internal pedestrian walkways;

c. Landscaped islands located between parking stalls or at the ends of rows of parking stalls; and

d. On-site landscaping at the parking lot perimeter.

4. Required Landscaped Islands. A landscaped island at least six feet in all interior dimensions and containing at least one twenty-four-inch box tree shall be provided at each end of each interior row of parking stalls and between every six consecutive parking stalls.

5. Landscaped Buffer Adjacent to Right-of-Way. A landscaped area at least five feet wide shall be provided between any surface parking area and any property line adjacent to a public street, unless a different dimension is specified in the zoning district standards applicable to a site.

6. Landscaped Buffer Abutting Interior Lot Line.

a. Adjacent to a Residential, Park, or Open Space District. A landscaped area at least five feet wide shall be provided between any surface parking area and any adjacent lot in a residential, park, or open space district for the length of the parking area.

b. Adjacent to Any Other District. A landscaped area at least three feet wide shall be provided between any surface parking area and any adjacent lot in any district other than residential, park, or open space for the length of the parking area.

7. Trees.

a. Number Required. One for each eight parking spaces.

b. Distribution. Trees shall be distributed relatively evenly throughout the parking area.

c. Species. Tree species shall be selected from a list maintained by the planning division.

d. Size. All trees shall be a minimum twenty-four-inch box with a one-inch diameter at forty-eight inches above natural grade.

e. Minimum Planter Size. Any planting area for a tree must have a minimum interior horizontal dimension of five feet. Additional space may be required for some tree species.

8. Protection of Vegetation.

a. Clearance from Vehicles. All required landscaped areas shall be designed so that plant materials, at maturity, are protected from vehicle damage by providing a minimum two-foot clearance of low-growing plants where a vehicle overhang is permitted, or by wheel stops set a minimum of two feet from the back of the curb.

b. Planters. All required parking lot landscaping shall be within planters bounded by a concrete curb at least six inches wide and six inches high. Curbs separating landscaped areas from parking areas shall be designed to allow stormwater runoff to pass through.

9. Visibility and Clearance. Landscaping in planters at the end of parking aisles shall not obstruct driver's vision of vehicular and pedestrian cross-traffic. Mature trees shall have a foliage clearance maintained at eight feet from the surface of the parking area. Other plant materials located in the interior of a parking lot shall not exceed thirty inches in height.

[Figure: FIGURE 17.23.090.L: PARKING AREA LANDSCAPING]

FIGURE 17.23.090.L: PARKING AREA LANDSCAPING

M. Screening. Parking areas designed to accommodate five or more vehicles shall be screened from view from public streets and adjacent lots in a more restrictive zoning district, according to the following standards.

1. Height. Screening of parking lots from adjacent public streets shall be forty-two inches in height. Screening of parking lots along interior lot lines that abut residential districts shall be six feet in height, except within the required front setback of the applicable zoning district, where screening shall be three feet in height.

2. Materials. Screening may consist of one or any combination of the methods listed below:

a. Walls. Low-profile walls consisting of brick, stone, stucco, or other quality durable material approved by the director, and including a decorative cap or top finish as well as edge detail at wall ends. Plain concrete blocks are not allowed as a screening wall material unless capped and finished with stucco or other material approved by the director.

b. Fences. An open fence of wrought iron or similar material combined with plant materials to form an opaque screen. Use of chain-link or vinyl fencing for screening purposes is prohibited.

c. Planting. Plant materials consisting of compact evergreen plants that form an opaque screen. Such plant materials must achieve a minimum height of two feet within eighteen months after initial installation and must be permanently maintained.

d. Berms. Berms planted with grass, ground cover, or other low-growing plant materials.

[Figure: FIGURE 17.23.090.M: SCREENING OF PARKING AREAS]

FIGURE 17.23.090.M: SCREENING OF PARKING AREAS

N. Circulation and Safety.

1. Visibility shall be assured for pedestrians, bicyclists, and motorists entering individual parking spaces, circulating within a parking facility, and entering or leaving a parking facility.

2. Off-street parking areas of four or more spaces shall be provided with sufficient maneuvering room so that all vehicles can enter and exit from a public street by forward motion only.

3. Parking lots shall be designed so that sanitation, emergency, and other public service vehicles can provide service without backing up unreasonable distances or making other dangerous or hazardous turning movements.

4. Separate vehicular and pedestrian circulation systems shall be provided where possible. Multi-unit residential developments of five or more units must provide pedestrian access that is separate and distinct from driveways. Parking areas for commercial and mixed-use developments that are eighty feet or more in depth and/or include twenty-five or more parking spaces must have distinct and dedicated pedestrian access from the commercial use to parking areas and public sidewalks, according to the following standards:

a. Connection to Public Sidewalk. An on-site walkway shall connect the main building entry to a public sidewalk on each street frontage. Such walkway shall be the shortest practical distance between the main building entry and sidewalk, generally no more than one hundred twenty-five percent of the straight-line distance.

b. Materials and Width. Walkways shall provide at least five feet of unobstructed width and be hard-surfaced.

c. Identification. Pedestrian walkways shall be clearly differentiated from driveways, parking aisles, and parking and loading spaces through the use of elevation changes, a different paving material, or similar method.

d. Separation. Where a pedestrian walkway is parallel and adjacent to an auto travel lane, it must be raised and separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.

[Figure: FIGURE 17.23.090.N: PEDESTRIAN CIRCULATION]

FIGURE 17.23.090.N: PEDESTRIAN CIRCULATION

O. Alternative Parking Area Designs. Where an applicant can demonstrate to the satisfaction of the director that variations in the requirements of this section are warranted in order to achieve environmental design and green building objectives, including but not limited to achieving certification under the LEED TM Green Building Rating System or equivalent, an alternative parking area design may be approved.

P. Maintenance. Parking lots, including landscaped areas, driveways, and loading areas, shall be maintained free of refuse, debris, or other accumulated matter and shall be kept in good repair at all times.

(Ord. No. 503, § 1(Exh. A), 1-25-2018; Ord. No. 505, § 3(Exh. A), 7-12-2018)