HomeMy WebLinkAbout2659 18.92 - Off Street Parking ORDINANCE NO. 2659
AN ORDINANCE AMENDING CHAPTER 18.92 OF THE ASHLAND MUNICIPAL
CODE RELATIVE TO OFF-STREET PARKING.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1: Chapter 18.92 of the Ashland Municipal Code is amended and shall read
as follows:
"Chapter 18.92
OFF-STREET PARKING
Sections:
18.92.010
18.92.020
18.92.025
18.92.030
18.92.040
18.92.050
18.92.055
18.92.060
18.92.070
18.92.080
18.92.090
Generally.
Spaces Required.
Credit for On-Street Parking
Handicapped Parking.
Bicycle Parking.
Compact Car Parking.
Variances for Commercial Buildings in the Historic District.
Limitation, Location, Use of Facilities.
Design Requirements.
Construction.
Alterations, Enlargements.
18.92.010 Generally. In all districts, except those specifically exempted, whenever any
building is erected, enlarged, or the use is changed, off-street parking shall be provided
as set forth in this chapter.
18.92.020 Spaces Required. Uses and standards are as follows:
A. Residential Uses.
1. Single Family Dwellings
a. 2 spaces for the primary dwelling and the following for accessory
residential units:
Studio units or 1-bedroom units less than 500 sq. ft. -- 1 space/unit
1-bedroom units 500 sq. ft. or larger -- 1.50 spaces/unit
2-bedroom units -- 1.75 spaces/unit
3-bedroom or greater units - 2.00 spaces/unit
2. Multi-Family Dwellings
a. Studio units or 1-bedroom units less than 500 sq. ft. -- 1 space/unit
b. 1-bedroom units 500 sq. ft. or larger -- 1.50 spaces/unit
c. 2-bedroom units -- 1.75 spaces/unit
d. 3-bedroom or greater units - 2.00 spaces/unit
e. Retirement complexes for seniors 55-years or greater - 1 space/unit.
3. Clubs, fraternity and sorority houses, rooming and boarding houses,
dormitories. Two spaces for each three guest rooms; in dormitories, 100 square feet
shall be equivalent to a guest room.
4. Hotels and motels. One space for each guest room, plus one space for the
owner or manager.
5. Manufactured housing developments. Parking requirements are as established
in Chapter 18.84.
6. Performance Standards Developments. Parking requirements are as
established in Chapter 18.88.
B. Commercial Uses.
1. Auto, boat or trailer sales, retail nurseries and other open-space uses. One
space per 1,000 square feet of the first 10,000 square feet of gross land area; plus one
space per 5,000 square feet for the excess over 10,000 square feet of gross land area;
and one per two employees.
2. Bowling Alleys. Three spaces per alley, plus additional spaces for auxiliary
activities set forth in this section.
3. Business, general retail, person services. General - one space for 350 square
feet of gross floor area. Furniture and appliances - one space per 750 square feet of
gross floor area.
4. Chapels and mortuaries. One space per four seats in the main chapel.
5. Offices. Medical and dental - one space per 350 square feet of gross floor
area. General - one space per 450 square feet of gross floor area.
6. Restaurants, bars, ice cream parlors and similar uses. One space per four
seats or 1 space per 100 sq. ft. of gross leasable floor area, whichever is less.
7. Skating rinks. One space per 350 square feet of gross building area.
8. Theaters, auditoriums, stadiums, gymnasiums and similar uses. One space per
four seats.
C. Industrial Uses.
1. Industrial and manufacturing uses, except warehousing. One space per two
employees on the largest shift or for each 700 square feet of gross floor area, whichever
is less, plus one space per company vehicle.
2. Warehousing. One space per 1,000 square feet of gross floor area or for each
two employees, whichever is greater, plus one space per company vehicle.
3. Public utilities (gas, water, telephone, etc.), not including business offices.
One space per two employees on the largest shift, plus one space per company vehicle; a
minimum of two spaces is required.
D. Institutional and Public Uses.
1. Child care centers having 13 or more children. One space per two employees;
a minimum of two spaces is required.
2. Churches. One space per four seats.
3. Golf courses, except miniature.
for auxiliary uses set forth in this section.
hole.
Eight spaces per hole, plus additional spaces
Miniature Golf Courses - Four spaces per
4. Hospitals. Two spaces per patient bed.
5. Nursing and convalescent homes. One space per three patient beds.
6. Rest Homes, Homes for the Aged or Assisted Living. One space per two
patient beds or 1 space per apartment unit.
7. Schools, elementary and junior high. One and one-half (1 1/2) space per
classroom, or the requirements for public assembly areas as set forth herein, whichever
is greater.
8. High schools. One and one-half (1 1/2) spaces per classroom, plus one space
per 10 students the school is designed to accommodate, or the requirements for public
assembly as set forth herein, whichever is greater.
9. Colleges, universities and trade schools. One and one-half (1 1/2) spaces per
classroom, plus one space per five students the school is designed to accommodate, plus
requirements for on-campus student housing.
E. Unspecified Uses. Where parking requirements for any use are not specifically
defined in this section, such requirements shall be determined by the Staff Advisor
based upon the most comparable use specified herein, and other available data.
F. Maximum Allowable Number of Spaces. The number of spaces provided by any
particular use in ground surface lots shall not exceed the required number of spaces
provided by this ordinance by more than 10%. Spaces provided on-street, or within the
building footprint of structures, such as in rooftop parking, or under-structure parking, or
in multi-level parking above or below surface lots, shall not apply towards the maximum
number of allowable spaces.
18.92.025 Credit for On-Street Parking.
A. The amount of off-street parking required shall be reduced by the following credit
provided for on-street parking: one off-street parking space credit for every two on-street
spaces up to four credits, thereafter one space credit for each on-street parking space.
B. On-street parking shall follow the established configuration of existing on-street
parking, except that 45 degree diagonal parking may be allowed with the approval of the
Public Works Director, taking into account traffic flows and street design, with the
parking spaces designed in accord with the standards on file with the Public Works
Department. The following shall constitute an on-street parking space:
1. Parallel Parking, each 24 feet of uninterrupted curb.
2. 45 degree diagonal, each 13 feet of uninterrupted curb.
C. Curb space must be contiguous to the lot which contains the use which requires the
parking.
D. Parking spaces may not be counted that are within 25 feet measured along the curb
of any corner or intersection of an alley and a street, nor within 10 feet of an
intersection of a street and a driveway, as measured from the bottom of the apron wing,
nor any other parking configuration that violates any law or standard of the City or
State.
E. Parking spaces located on arterials and collectors may only receive credit if the
arterial or collector is greater in width than the minimums established by the street
standards in 18.80.
F. Parking spaces may not be counted that are within 200 feet of a C-1-D or SO zone.
F. On-street parking spaces credited for a specific use shall not be used exclusively by
that use, but shall be available for general public use at all times. No signage or actions
limiting general public use of on-street spaces shall be permitted.
18.92.030 Handicapped Parking. All parking lots which contain 15 or more parking
spaces shall provide one handicapped parking space for every 25 standard parking spaces
or fraction thereof. The handicapped parking symbol shall be painted on the parking
space and a handicapped parking sign shall be placed in front of each space. These
spaces shall be located in as close a proximity to the desired destination as possible and
shall follow all design requirements as established by the State of Oregon.
18.92.040 Bicycle Parking.
A. Every residential use of more than two units per structure, and not containing a
garage, shall provide one sheltered bicycle parking space(s) for each residential unit.
B. All uses, with the exception of A above and the downtown overlay area, shall
provide a minimum of two sheltered bike parking spaces.
C. In addition, all uses which require off street parking, except as specifically noted,
shall provide one bicycle parking space for every 5 required auto parking spaces.
Fractional spaces shall be rounded up to the next whole space.
D. All public and commercial parking lots and parking structures shall provide a
minimum of one bicycle parking space for every five auto parking spaces.
E. Elementary, Junior High, Middle and High Schools shall provide one sheltered
bicycle parking space for every ten students.
F. Colleges, universities, and trade schools shall provide one bicycle parking space for
every five required auto parking spaces, of which one half is to be sheltered.
G. No bicycle parking spaces required by this standard shall be rented or leased,
however, a refundable deposit fee may be charged. This does not preclude a bike
parking rental business.
H. Any construction, renovation, or alteration of an existing use or portion of use that
is non-conforming which has a building permit value, as determined by the Building
Official, which exceeds 50% of the value of the land and structures as determined by the
Jackson County Assessor, will be required to file a Staff Advisor Site Review and bring
the property into conformance with the above regulations.
I. Bicycle Parking Design Standards
1) The salient concern is that bicycle parking be visible and convenient to cyclists
and that it provides sufficient security from theft and damage.
2) Bicycle parking requirements can be met in any of the following ways:
(a) providing a bicycle storage room, bicycle lockers, or racks inside the
building.
(b) providing bicycle lockers or racks in an accessory parking structure,
underneath an awning or marquee, or outside the main building.
(c) providing bicycle racks on the public right of way. This must be
approved by City of Ashland Public Works Department.
(d) providing secure storage space inside the building.
3) Bicycle parking located outside a structure shall be provided in a manner that
makes access as convenient as auto parking.
4) Required bicycle parking spaces located out of doors shall be visible enough
to provide security.
5) An aisle for bicycle maneuvering shall be provided and maintained beside or
between each row of bicycle parking. This aisle shall be at least 5 feet wide.
6) Each required bicycle parking space shall be accessible without moving
another bicycle.
7) Areas set aside for required bicycle parking shall be clearly marked and
reserved for bicycle parking only.
8) A bicycle parking space shall be a minimum of six feet long by 3 feet wide by
4 feet high. (Commercial bike lockers are acceptable according to manufacturer's
specifications.)
9) Sheltered parking shall mean protected from all precipitation.
J. Bicycle Parking Rack Standards
1) Bicycle parking racks or lockers shall be anchored securely.
2) The intent of this subsection is to ensure that required bicycle racks are
designed so that bicycles may be securely locked to them without undue inconvenience
and will be reasonably safeguarded from intentional or accidental damage.
(a) Bicycle racks shall hold bicycles securely by means of the frame. The
frame shall be supported so that the bicycle cannot be pushed or fall to
one side in a manner that will damage the wheels.
(b) Bicycle racks shall accommodate:
(i) locking the frame and both wheels to the rack with a high-
security U-shaped shackle lock, if the bicyclists removes the front
wheel; and
(ii) locking the frame and one wheel to the rack with a high-security
U-shaped shackle lock, if the bicyclists leaves both wheels on the
bicycle; and
(iii) locking the frame and both wheels to the rack with a chain or
cable not longer than 6 feet without removal of the front wheel.
(c)
The City Engineer shall determine whether a rack meets the
requirements of this section.
(d)
The City Engineer shall keep on file a list of approved bicycle racks
and structures. The City Engineer shall consult with the Ashland
Bicycle Commission regarding the approval of a bicycle rack or
structure for the list of standard approved bicycle racks.
18.92.050 Compact Car Parking. Up to 40% of the total parking spaces in a parking lot
may be designated for compact cars. Minimum dimensions for compact spaces shall be
8 x 16 feet. Such spaces shall be signed and/or the space painted with the words
"Compact Car Only."
18.92.055 Variances for Commercial Buildings in the Historic District. In order to
preserve existing structures within Ashland's Historic District, while permitting the
redevelopment of property to its highest commercial use, a variance of up to 50% of the
required parking may be granted to commercial uses within Ashland's Historic District
as a Type I Variance. It is the intent of this clause to provide as much off-street parking
as practical while preserving existing structures and allowing them to develop to their
full commercial potential. Additionally, to identify redevelopment of existing
commercial and residential buildings for commercial use within Ashland's Historic
District as an exceptional circumstance and unusual hardship for the purposes of
granting a variance.
18.92.060 Limitations, Location, Use of Facilities.
A. Location. Except for single and two-family dwellings, required parking facilities may
be located on another parcel of land, provided said parcel is within 200 feet of the use it
is intended to serve. The distance from the parking lot to the use shall be measured in
walking distance from the nearest parking space to an access to the building housing the
use, along a sidewalk or other pedestrian path separated from street traffic. Such right
to use the off-site parking must be evidenced by a deed, lease, easement, or similar
written instrument establishing such use, for the duration of the such use.
B. Except as allowed in 18.92.060 F. and except in the M-Industrial District, required
parking shall not be located in a required front and side yard setback area abutting a
public street, except alleys.
C. Mixed Uses. In the event that several users occupy a single structure or parcel of
land, the total requirements for off-street parking shall be the sum of the requirements
for the several uses computed separately unless it can be shown that the peak parking
demands are offset. In such case the Staff Advisor may reduce the total requirements
accordingly, but by not more than 25%.
D. Joint Use of Facilities. Required parking facilities of two or more uses, structures,
or parcels of land may be satisfied by the same parking facilities used jointly, to the
extent that it can be shown by the owners or operators that the need for the facilities
does not materially overlap (e.g., uses primarily of a daytime v. nighttime nature) and
provided that such right of joint use is evidenced by a deed, lease, contract, or similar
written instrument establishing such joint use.
E. Availability of Facilities. Required parking shall be available for parking of operable
passenger vehicles of residents, customers and employees only, and shall not be used for
the storage or display of vehicles or materials.
F. In all residential zones, all off-street parking of automobiles, trucks, trailers and
recreational vehicles in the front yard shall be limited to a contiguous area which is no
more than 25% of the area of the front yard, or a contiguous area 25 feet wide and the
depth of the front yard, whichever is greater. Since parking in violation of this Section
is occasional in nature, and is incidental to the primary use of the site, no vested rights
are deemed to exist and violations of this Section are not subject to the protection of the
nonconforming use sections of this ordinance. However, a 24-hour warning notice of
violation shall be provided prior to the issuance of a citation to appear in Municipal
Court, and it shall be rebuttably presumed that the vehicle was parked with permission
of the person in control of the property. Subsequent violations shall not require a
warning notice.
18.92.070 Design Requirements.
A. Size and Access. All required parking areas shall be designed in accordance with
the parking layout chart at the end of this Chapter. All parking spaces shall be a
minimum of 9 x 18 feet and shall have a 24-foot back-up space except where parking is
angled, and except as permitted in Section 18.92.050.
B. Driveways and Turn-Arounds. Driveways and turn-arounds providing access to
parking areas shall conform to the following provisions:
1. A driveway for a single dwelling shall have a minimum width of nine feet, and
a shared driveway serving two units shall have a width of 12 feet.
2. Except for a single or two-family dwelling, groups of more than two parking
spaces per lot shall be provided with adequate aisles or turn-around areas so that all
vehicles may enter the street in a forward manner.
3. Except for a single one- or two-family dwelling, more than five parking spaces
shall be served by a driveway design and constructed to facilitate the flow of traffic on
or off the site, with due regard to pedestrian and vehicle safety, and shall be clearly and
permanently marked and defined. In no case shall two-way and one-way driveways be
less than 20 feet and 12 feet respectively.
C. Vertical Clearances. Driveways, aisles, turn-around areas and ramps shall have a
minimum vertical clearance of 13'6" feet for their entire length and width.
D. Vision Clearance. No signs, structures or vegetation in excess of two and one-half
feet in height shall be placed in the vision clearance area. The vision clearance area is
the triangle formed by a line connecting points 25 feet from the intersection of property
lines. In the case of an intersection involving an alley and a street, the triangle is
formed by a line connecting points 10 feet along the alley and 25 feet along the street.
When the angle of intersection between the street and the alley is less than 30 degrees,
the distance shall be 25 feet. No signs, structures or vegetation or portion thereof shall
be erected within 10 feet of driveways unless the same is less than two and one-half feet
in height. The vision clearance standards established by this section are not subject to
the Variance section of this title.
E. Development and Maintenance. The development and maintenance as provided
below, shall apply in all cases, except single and two-family dwellings.
1. Paving. All required parking areas, aisles, turn-arounds and driveways shall be
paved with concrete, asphaltic or comparable surfacing, constructed to standards on file
in the office of the City Engineer.
2. Drainage. All required parking areas, aisles and turn-arounds shall have
provisions made for the on-site collection of drainage waters to eliminate sheet flow of
such waters onto sidewalks, public rights-of-way, and abutting private property.
3. Driveway approaches. Approaches shall be paved with concrete surfacing
constructed to standards on file in the office of the City Engineer.
4. Marking. Parking lots of more than 5 spaces shall have all spaces
permanently and clearly marked.
5. Wheel stops. Wheel stops shall be a minimum of four inches in height and
width and six feet in length. They shall be firmly attached to the ground and so
constructed as to withstand normal wear. Wheel stops shall be provided where
appropriate for all spaces abutting property lines, buildings, landscaping, and no vehicle
shall overhang a public right-of-way.
6. Walls and Hedges.
a. Where parking abuts upon a street, a decorative masonry wall or
evergreen hedge screen of 30-42 inches in height and a minimum of 12" in width shall
be established parallel to and not nearer than two feet from the right-of-way line.
Screen planting shall be of such size and number to provide the required screening
within 12 months after installation. The area between the wall or hedge and street line
shall be landscaped. All vegetation shall be adequately maintained by a permanent
irrigation system, and said wall or hedge shall be maintained in good condition. The
required wall or screening shall be designed to allow for free access to the site and
sidewalk be pedestrians.
b. In all zones, except single-family zones, where parking facilities or
driveways are located adjacent to residential or agricultural zones, school yards, or like
institutions, a sight-obscuring fence, wall, or evergreen hedge not less than five feet, nor
more than six feet high shall be provided on the property line as measured from the
high grade side. Said wall, fence or hedge shall be reduced to 30 inches within required
setback area, or within ten feet of street property lines, and shall be maintained in good
condition. Screen plantings shall be of such size and number to provide the required
screening of such size and number to provide the required screening within 12 months
after installation. Adequate provisions shall be made to protect walls, fences or plant
materials from being damaged by vehicles using said parking areas.
7. Landscaping. In all zones, all parking facilities shall include landscaping to
cover not less than 7% of the area devoted to outdoor parking facilities, including the
landscaping required in subdivision 6(a) above. Said landscaping shall be uniformly
distributed throughout the parking area, be provided with irrigation facilities and
protective curbs or raised wood headers. It may consist of trees, plus shrubs, ground
cover or related material. A minimum of 1 tree per 7 parking spaces is required.
8. Lighting of parking areas within 100 feet of property in residential zones shall
be directed into or on the site and away from property lines such that the light element
shall not be directly visible from abutting residential property.
18.92.080 Construction. The required parking facilities, including design standards, shall
be installed prior to a release of a certificate of use and occupancy or a release of
utilities, and shall be permanently maintained as a condition of use. However, the
Building Official may, unless otherwise directed by the Planning Commission or Staff
Advisor, release a temporary certificate of use and occupancy and a temporary release
of utilities before the installation of said facilities provided (1) there is proof that the
owner has entered into a contract with a reputable installer for the completion of the
parking, including design standards,with a specified time, and that there remains nothing
for the owner to do prior to installation; or (2) the owner has posted a satisfactory
performance bond to ensure the installation of said parking facilities within a specified
time.
18.92.090 Alternations and Enlargements. The required parking facilities shall be
constructed when an existing building or dwelling is altered or enlarged by the addition
or creation of guest rooms or dwelling units, or when a use is intensified by the addition
of floor space, seating capacity, or change in use."
The foregoing ordinance was first read by title only in accordance with Article X, Section 2(C)
of the City Charter on the .~.~,.~,.d'day of ~_),:~,~../,~. ~'~r -, 1991, and duly PASSED and
ADOPTED this ../? (~ay of ~;~ (_~.-~:....,~. ~de..~ , 1991.
Nan E. l~anklin
City Recorder
SIGNED and APPROVED this ~ ¢ day of
Catherine M. Golden
Mayor