Chapter 18.104 — CPO COMMUNITY PARKING OVERLAY ZONE

The purpose of the CPO community parking overlay zone is to permit and encourage centralized parking within commercial and industrial districts pursuant to a specific plan whereby more efficient use of the land devoted to off-street parking permits optimum building coverage and intensification of

commercial development through elimination of on-site parking facilities. This zone contemplates the establishment of centralized community parking areas convenient to the entire district through the creation of public parking districts or the concerted action of affected property owners dedicating such areas to public parking or reserving such areas to community parking by appropriate instruments, and encourages such development through incentives in parking-building ratio requirements made possible by the more efficient use of pooled parking facilities. Additional benefits arise from improved traffic safety and circulation unobtainable where on-site parking is required. (Ord. 37 § 735.00, 1961; Ord. 315 § 1, 1971)

The provisions of this chapter shall not apply to any area zoned CPO until a specific plan applicable thereto has been adopted by the city council. (Ord. 37 § 735.01, 1961; Ord. 315 § 1, 1971)

The elements of the community parking area to be shown in the specific plan are as follows:

• A. The boundaries of the parking area.

• B. The parcels or lots to be served thereby.

• C. Number of spaces and their location and dimensions.

• D. Circulation pattern including pedestrian and vehicular access.

• E. The location and type of lighting.

• F. Location and type of landscaping and sprinklering system.

• G. Layout, traffic circulation and access in relation to adjacent properties insuring harmonious integration with existing and potential development of such properties.

• (Ord. 37 § 735.02, 1961; Ord. 315 § 1, 1971)

• A. The provisions of Chapter 18.156 shall not apply except as provided in this chapter.

• B. Off-street parking shall be provided off the building site, within a community parking area pursuant to the following requirements:

  1. For each structure, off-street parking shall be provided in the following relation to the interior floor space of the structure: one space for each one thousand square feet of ground floor area; one space for each five hundred square feet of second and upper floor area.

  2. Irrespective of the foregoing requirements, when the use of a structure is for a restaurant, cafe, nightclub or other similar place dispensing food or refreshments or for a theatre, then off-street parking shall be provided within a community parking area at one space per five hundred square feet of ground floor area plus one space per two hundred fifty square feet of second and upper floor areas.

  3. Each delineated off-street parking space for the parking of a motor vehicle shall have an area of not less than one hundred eighty square feet, exclusive of drives and aisles, with a minimum length of not less than twenty feet. Each entrance and exit to the parking area

shall be constructed and maintained so that any vehicle entering or leaving the parking area shall be clearly visible at a distance of not less than ten feet to a person approaching such entrance or exit. Exits from parking areas shall be clearly posted with stop signs. Appropriate bumper guards, walls, entrance signs and exit signs and directional signs shall be maintained and kept in good repair at all times.

4. All parking areas shall be improved as follows:

   • a. Such parking areas shall be paved with hard, durable asphaltic concrete paving at least two and one-half inches thick after compaction or with Portland cement concrete paving at least four inches thick.

   • b. Where such area adjoins a lot or parcel of land in a residential zone, a solid masonry wall not less than five feet in height nor more than six feet in height shall be erected and maintained between the parking lot and the adjoining residential properties. From the required front setback line to the front property line the height of the wall shall not be less than thirty inches and not more than forty-two inches.

   • c. Any lights provided to illuminate such parking spaces shall be so arranged as to reflect the light away from the adjoining premises.

   • d. All drainage of such parking areas shall be subject to the approval of the building and safety department.

   • e. Where such parking area abuts a public sidewalk or street, a masonry wall two feet in height shall be erected and maintained between the parking lot and the public sidewalk or street.

   • f. Not less than four percent of the gross area devoted to parking shall be developed with interior landscaping.

• C. Parcels with uses not conforming to those permitted in the underlying zone shall provide on-site parking in accordance with the requirements of Chapter 18.156 . Upon conversion of such uses to conforming uses, such parcels shall provide parking in accordance with subsection B of this section, and pay to the city the amount which such parcel would have been assessed and taxed under all prior assessments and special ad valorem tax levies in the parking district if the parcel had been devoted to a conforming use at the time such assessments were made and the taxes levied, plus accrued interest thereon at the same rate as that borne by any bonds issued by such district from the time the bonds bore interest to the time such payment is made.

• D. In the event a community parking area is created by private agreement for the benefit of those parcels indicated on the specific plan, a declaration of covenants, conditions and restrictions relating to the maintenance and management of the common areas and facilities to be devoted to parking shall be signed and acknowledged by those parties having any interest of record to the land or parcels to be benefited, said declaration to be enforceable by the city, and shall be placed of record.

  1. The declaration shall provide for the joint use for parking purposes of the community parking area by all parcels benefited thereby.

  2. The declaration shall provide for an assessment of the benefited parcels for the purposes of care, maintenance and improvement of the community parking area and facilities upon any parcel shown on the specific plan as being served by the community parking area, said assessment to become a lien upon the parcel. The declaration shall establish a method for enforcing the lien against a delinquent parcel, including the power of sale.

  3. The declaration shall provide that in addition to any other remedy available to enforce the covenants set forth in the declaration, the city may upon any failure to maintain such improvements located within the community parking area cause the necessary work of

maintenance or repair to be done, the cost thereof to be assessed against the properties within the specific plan.

(Ord. 37 § 735.03, 1961; Ord. 315 § 1, 1971)