8108-0 - Purpose.

This Article establishes requirements for the amount, location, and design of off-street motor vehicle and bicycle parking and loading areas. As part of a balanced transportation system, these requirements are intended to promote public safety and environmental quality. Specifically, these requirements are intended to:

Mobility

· Balance the motor vehicle parking needs of development, including the range of land uses that might locate at a site over time, with the needs of pedestrians, bicyclists, transit users, and the need to preserve community character.

· Ensure that sufficient loading and unloading areas are provided for freight as well as for passengers and users of public transportation services.

· Ensure that the design of motor vehicle and bicycle parking areas facilitates safe, convenient, and comfortable movement for the driver, pedestrian, and bicyclist.

· Allow for transportation options and movement efficiency.

Flexibility

· Provide decision-making flexibility in addressing the parking needs of individual projects.

· Accommodate multiple uses of parking areas.

· Accommodate changing transportation technology and trends, as well as innovative uses of parking infrastructure.

Resource Conservation

· Encourage reduced driving and the use of alternative modes of transportation—thereby reducing traffic congestion, air pollution, and greenhouse gas emissions.

· Avoid installation of excess motor vehicle parking spaces.

· Minimize the use of impervious surfaces.

· Reduce the adverse environmental effects of motor vehicle parking areas, including increased and contaminated stormwater runoff, the urban heat island effect, and resource consumption.

Human-Scaled Urban Form

· Reduce the adverse effects of motor vehicle parking areas on neighborhood design, including the consumption of land for a low-value use; non-compact, sprawling development; and creation of an urban form that discourages walking.

· Ensure that the design of motor vehicle and bicycle parking areas is attractive, efficient, and reduces the visual dominance of pavement.

· Create pleasant neighborhoods designed at a human-scale for human needs (e.g., walking) vs. developments designed primarily around the needs of automobiles.

(Ord. No. 4407, § 1, 10-20-2009)

8108-1 - Applicability. 8108-1.1 - New uses.

Every new land use shall have appropriately maintained off-street parking and loading facilities in compliance with the provisions of this Article.

(Ord. No. 4407, § 1, 10-20-2009)

8108-1.2 - Changes to or expansions of existing land uses.

Changes to or expansions of existing land uses shall have appropriately maintained off-street parking and loading facilities in compliance with the provisions of this Article as outlined below.

In order to determine if the change or expansion of the existing land use requires additional motor vehicle parking spaces, the number of parking spaces required by the existing land use (prior to the expansion or change) per Section 8108-4.7 below is compared to the number of parking spaces required by the change or expansion to the land use based on Section 8108-4.7 below, regardless of whether the existing use was established prior to or after adoption of this Article and regardless of the existing number of motor vehicle parking spaces at the land use.

(Ord. No. 4407, § 1, 10-20-2009)

8108-1.2.1 - Changes to or expansions of existing land uses that do not require additional motor vehicle parking spaces.

When a change to or expansion of a land use does not require additional motor vehicle parking spaces per Section 8108-1.2 above, modifications to the existing parking spaces or parking area are not required, except that any required short-term bicycle parking must be installed.

(Ord. No. 4407, § 1, 10-20-2009)

8108-1.2.2 - Changes to or expansions of existing land uses that require additional motor vehicle parking spaces.

a.

Land Uses that Meet Current Motor Vehicle Parking Space Requirements. Land uses that require additional motor vehicle parking spaces per Section 8108-1.2 above, and that meet the requirements in Section 8108-4.7 below for number of motor vehicle parking spaces, shall comply with the provisions of this Article as follows:

(1)

For land uses with fifty-two (52) or fewer existing motor vehicle parking spaces, and when four (4) or fewer new motor vehicle parking spaces are required, only the additional required motor vehicle parking spaces shall are required to comply with all the provisions of this Article. In addition, short-term bicycle parking requirements shall be met.

(2)

For land uses with fifty-two (52) or fewer existing motor vehicle parking spaces, and when five (5) or more new motor vehicle parking spaces are required, all provisions of this Article shall be met for the new and existing parking spaces and/or parking area.

(3)

For land uses with fifty-three (53) or more existing motor vehicle parking spaces, and when the number of additional motor vehicle parking spaces required is nine (9) percent or less of the existing number of motor vehicle parking spaces, only the additional required spaces are required to comply with all the provisions of this Article. In addition, short-term bicycle parking requirements shall be met.

(4)

For land uses with fifty-three (53) or more existing motor vehicle parking spaces, and when the number of additional motor vehicle parking spaces required is ten (10) percent or more of the existing number of motor vehicle parking, all provisions of this Article shall be met for the entire parking area.

b.

Land Uses that Do Not Meet Current Motor Vehicle Parking Space Requirements. Land uses that require additional motor vehicle parking spaces per Section 8108-1.2 above, and that do not meet the requirements in Section 8108-4.7 below for number of motor vehicle spaces, shall provide the additional motor vehicle parking spaces required by the change or expansion, and meet all other provisions of this Article for the new and existing parking spaces and/or parking area.

Exception. A single-family or two-family dwelling that does not meet current parking requirements for number of motor vehicle spaces may be expanded if all of the following conditions exist:

(1)

The dwelling has at least one (1) motor vehicle parking space; and

(2)

The existing lot configuration does not allow for a second space or does not allow for access to a second space; and

(3)

The driveway provides a minimum of twenty (20) feet from the property line to the existing covered space that can be utilized as a parking space; and

(4)

The proposed addition otherwise conforms to the provisions of this Chapter.

If the gross floor area of the dwelling, including the expansion but excluding garage space, will be one thousand (1,000) square feet or less, then compliance with (b)(1) and (b)(3) of this subsection is not required.

(Ord. No. 4407, § 1, 10-20-2009)

8108-2 - Authority of Planning Director to modify or waive requirements.

The Planning Director (Director) may waive or modify the requirements of this Article as indicated, but only if such modifications or waivers are supported by written findings of fact in the final project approval letter showing how the modification or waiver of parking or loading requirements for the particular project meets all of the following:

· Is consistent with the purposes of this Article and Section 8101-4.10 regarding Director interpretation of requirements and standards; and

· Will not adversely affect existing or potential land uses adjoining, or in the general vicinity of, the project site; and

· Is supported by substantial evidence in light of the whole record before the Director.

(Ord. No. 4407, § 1, 10-20-2009)

8108-3 - General requirements. 8108-3.1 - Use of parking spaces.

a.

Required covered and uncovered parking spaces shall be available for the temporary parking and maneuvering of vehicles as appropriate to the land use they are intended to serve unless otherwise provided herein.

b.

Required parking spaces shall not be converted to other uses or used for the sale, lease, display, repair, or storage of vehicles, trailers, boats, campers, mobilehomes, waste containers, merchandise, equipment, or any other use not authorized by the provisions of this Chapter.

c.

Required parking spaces at automobile repair providers, service stations, or similar land uses shall not be used for the storage of vehicles for repair or servicing.

d.

Multiple uses of parking areas, such as off-hours uses, are encouraged and may be approved if the primary purpose of the parking area is not compromised.

e.

Excess motor vehicle parking spaces may either remain as motor vehicle parking spaces or be converted to bicycle parking spaces, motorcycle parking spaces, landscaping, or other allowable uses.

(Ord. No. 4407, § 1, 10-20-2009)