10-14-1 Parking And Access

Except as provided herein, no building or structure shall be erected, altered or converted for or to any use unless there shall be provided on the lot or parcel, parking of at least the following ratio of spaces for the uses specified in Table 10-141-1: Parking By Land Use Category. The exception being that an established use lawfully existing on the effective date hereof may continue; provided, that no existing parking or roadway be reduced below the minimum standards herein required. Parking areas and access in Residential, Commercial and Mixed-Use zones shall meet requirements of this code. Strategies for walkable commercial development and Mixed-Use zones as suggested by "Envision Utah's Urban Planning for Quality Growth" shall be implemented where appropriate. A. Purpose: The purpose of this chapter is to establish standards for the development of parking facilities, access to private and public property, and ensure public health and safety with facilities which safely accommodate vehicles, bicycles, and pedestrians. B. Applicability 1. The standards of the chapter apply to all public and private development, new construction, exterior remodeling, enlargement or change of use, unless otherwise specifically stated herein. 2. Expansions and Alterations: The off-street parking standards of this chapter apply when an existing structure or use is expanded or enlarged. Additional off-street parking spaces shall be required only to serve the enlarged or expanded area, not the entire building or use. The City may require increases in parking for non­conforming parking areas when it is found necessary to ensure adequate off-street parking. 3. Change of Use: Off-Street parking shall be required for any change of use or change of operation that would result in a requirement for more parking than the existing use. Additional parking shall be required only in proportion to the extent of the change, not for the entire building or use. Explanation: a. A business is required to provide and has provided 10 parking spaces when it vacates. The new business on the site requires 15 parking spaces. The new business is required to provide 5 more parking spaces. b. A business has 8 parking spaces. The current code requires 10 spaces. The business vacates and a new business opens requiring 15 spaces. The new business only needs to provide 5 parking spaces. It is not required to resolve the deficiency of legally existing non­conforming parking spaces. Only a total of 13 parking spaces need be provided. 4. Areas for deliveries and loading shall be required as a part of the site plan review to ensure that loading and deliveries do not constrain fire access, street safety, or use public streets for deliveries. 5. Off street loading and unloading space shall be provided on the same lot for every commercial building listed in the commercial zone. Such space, unless otherwise adequately provided, shall include a minimum ten foot by twenty-five-foot (10’ x 25’) loading space with a minimum fourteen foot (14’) height clearance for every twenty thousand (20,000) square feet or fraction thereof of floor space in the building. C. No Reduction below Minimums: Existing parking spaces shall not be reduced below the minimum requirements in this chapter. Any change in use that increases applicable off-street parking requirements will be deemed a violation of the Zoning Ordinance unless parking is provided in accordance with the provisions of this chapter. D. Off-Street Parking Schedules 1. Off-street Parking Requirements: The “Off-street Parking Schedule” Table 10-14-1-1 lists the minimum off-street parking requirement for each use category defined in the Land Use Chart. These requirements apply unless an Alternative Parking Plan is reviewed and approved in accordance with 10-14-9. Table 10-14-1-1: Parking By Land Use Category (For land use with unique parking characteristics, refer to the subsection following this table.) Category Specific Uses Number of Spaces Required Residential Uses Household living Single family dwelling 2 per dwelling unit Residential With Apartment 3 spaces per unit Multi­dwelling structures 2 per dwelling unit plus 0.25 guest parking spaces per dwelling unit with a minimum of one guest parking space Group Living Structures which exceed the maximum occupancy established by the base zoning district and do provide care, training, or treatment on site. Structures which exceed the maximum occupancy established by the base zoning district and do not provide care, training, or treatment on site. Commercial Zones Office or administrative Medical/Clinic Refer to “Unique Characteristics” following this table 1 space per occupant plus 1 guest parking space per 6 spaces 15 spaces plus 3 additional spaces for 1 each dentist or doctor over 3 Daycare All Other Office Excluding daycare in a residence 1 space for each 2 employees on the highest employment shift or 1 for each 250 square feet, whichever is greater 1 per 500 square feet Indoor sales, service or display area 1 per 500 square feet Outdoor sales, service or display area 1 per 750 square feet Parking, Commercial Must meet N/A design/landscaping standards Recreation and Refer to “Unique Characteristics” following this table Entertainment, Outdoor Retail Sales and Service Bank or Financial Service Car Wash Health Club 1 per 250 square feet, plus stacking spaces per Table 1014-1-2 Stacking spaces per Table 1014-1-2 1 per 200 square feet Hotel, motel or other transient lodging 1 per guest room, plus required spaces for associated uses Restaurant, General Restaurant, Fast-food Retail Sales and Service not specifically listed 1 per 150 square feet of dining area 1 per 75 square feet of customer service and dining area or 1 per 150 square feet, whichever is greater, plus stacking spaces per Table 1014-1-2 1 per 250 square feet Self-service Storage Vehicle and equipment sales Theater 1 per 4 seats Site design and landscaping of paved areas required None3 Parking based on the sum of parking requirements for components Vehicle Service, Limited Gasoline Sales 6 per service bay 1 per 250 square feet Vehicle Service, Limited Video Sales/Rental 6 per service bay 1 per 200 square feet Other Uses Community Services Parks and Open Areas Cemetery Safety Service Schools Unlisted uses Home Occupation Kennel Laundry or Self-serve Laundry Refer to “Unique Characteristics” following this table To be determined by the planning commission under conditional use permit procedures (Ord., 1-22-2002) Religious Institutions 1 per 4 persons of maximum capacity1 Utilities, Basic Excluding park ‘n’ ride facilities2 None Agriculture Telecommunications Facilities Offices and Studios Transmission Facilities None 1 Per 300 square feet 1 space or as specified in permit 1 Parking may be increased for religious institutions that are found by the city to generate vehicle traffic in higher volumes than typical religious institutions. 2 Park n’ ride facilities shall be developed in conformance with parking design and landscaping requirements 3 If office areas are provided, parking must be established for the office use; no use conversion to other than storage shall be permitted without appropriate parking being provided in numbers of spaces, design of the parking facility and landscaping. 2. Off-street Parking for Land Uses with Unique Parking Requirements and uses which have widely varying parking demand characteristics, make it impossible to specify a single off-street parking standard. Uses found by the City to have unique parking requirements shall comply with the provisions of this subsection. a. A developer proposing to develop or expand a land use with unique parking requirements shall submit a parking study that provides justification for the number of off-street parking spaces proposed. b. The City and City Engineer shall review this study and any other traffic engineering and planning data relevant to the establishment of an appropriate off-street parking standard for the proposed use. c. A parking study shall include estimates of parking demand based on recommendations of the Institute of Traffic Engineers (ITE), or other acceptable estimates as approved by the City, and should include other reliable data collected from uses or combinations of uses that are the same as or comparable with the proposed use. Comparability will be determined by density, scale, bulk, area, type of activity, location, or parameters of the use that may be estimated to parking requirements. d. The study shall document the source of data used, and methods used to develop the recommendations. After reviewing the parking study, the City and City Engineer shall establish a minimum off-street parking standard for the proposed use. E. Rules for Computing Requirements. The following rules apply when computing off-street parking and loading requirements: 1. Multiple Uses: Lots containing more than one use shall provide parking in an amount equal to the total of the requirements for all uses. The city may award a reduction of not more than fifteen percent when it can be found that the uses within the business share general customer traffic. 2. Fractions: When measurements of the number of required spaces result in fractions, any faction of one-half or less will be disregarded and any fraction of more than one-half will be rounded upward to the next highest whole number. 3. Area Measurements: Unless otherwise specifically noted, all square footage-based parking and loading standards are to be computed based on gross floor area. 4. Occupancy-based Standards: For the purpose of computing parking requirements based on employees, students, residents or occupants, calculations shall be based on the largest number of persons working on any single shift, the maximum enrollment or the maximum fire-rated capacity, whichever is applicable and whichever results in the greater number of spaces. 5. Unlisted Uses: Upon receiving a development application for a use not specifically listed in an off-street parking schedule, the City shall apply the off-street parking standard specified for the listed use that is deemed most similar to the proposed use or require a parking study in accordance with 10-14-1.D.2 of this chapter. F. Parking for Residences with Occupancy by Co-housing. Multi family dwelling units used for co­housing: When a dwelling unit, whether single family dwelling or multi family dwelling, is to be occupied on a co­housing basis, the property owner shall provide one conforming parking space per occupant of the dwelling unit. Occupancy of the dwelling or dwellings shall be limited by the number of conforming parking spaces provided. The City may require verification of a parking enforcement program, the use of parking permits, or other parking management programs in order to maintain compliance with this requirement. G. Maximum Number of Parking Spaces. The number of parking spaces specified in this chapter shall not be exceeded by an amount of more than twenty-five percent of the minimum without approval by the City. H. Vehicle Stacking Capacity in Drive-through Lanes. Based on specific site requirements and business operations, the following table (10-14-1-2) shall be used as a guide for the recommended stacking capacity: Table 10-14-1-2: Stacking Capacity Guide Activity Type Minimum Stack Measured From Bank teller lane 3 per lane Teller or Window Automated teller machine 3 per machine Teller Restaurant drive through Order Box Car wash stall, automatic Entrance Car wash stall, self-service Entrance Other Determined by City Engineer based on Traffic Study Convenience store drive through Prohibited Gasoline pump island 30 feet from each end of pump island I. Standards for Design and Layout Apply to all Drive Through Facilities: Required stacking spaces are subject to the following design and layout standards: 1. Stacking space shall be a minimum of 8 feet wide by 16 feet long in size, 2. Stacking spaces shall not impede on­ or off­site traffic movements or movements into or out of off-street parking spaces, 3. Stacking spaces shall be separated from other internal driveways with raised medians, as deemed necessary by the City Engineer for traffic movement and safety.