HomeMy WebLinkAbout2777 Off-Street ParkingORDINANCE NO. ,~ "7
AN ORDINANCE AMENDING CHAPTER 18.92 OF THE
ASHLAND MUNICIPAL CODE PERTAINING TO OFF-
STREET PARKING. MODIFICATIONS INCLUDE
CHANGES TO THE BICYCLE PARKING SECTION AND
OTHER GENERAL HOUSEKEEPING CHANGES.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1. Chapter 18.92 of the Ashland Municipal Code-Land Use Ordinance is
amended in its entirety to read:
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
!8.92.060
18.92.070
18.92.080
18.92.090
Generally.
Automobile Parking Spaces Required.
Credit for On-Street Automobile Parking.
Handicapped Parking.
Bicycle Parking.
Compact Car Parking.
Variances for Commercial Buildings in the Historic District.
Limitation, Location, Use of Facilities.
Design Requirements for Automobile Parking Spaces.
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 Automobile Parking Spaces Required. Uses and standards are as follows:
A. Residential Uses. For residential uses the following automobile parking
spaces are required.
1. Single family dwellings. Two spaces for the primary dwelling unit and
the following for accessory residential units:
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.
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-- One space per 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. For commercial uses the following automobile parking
spaces are required.
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 fixed 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 one space per 100 sq. ft. of gross leasable floor area,
whichever is less.
7. Skating rinks. One space per 350 sq. ft. of gross building area.
8. Theaters, auditoriums, stadiums, gymnasiums and similar uses. One
space per four seats.
C. Industrial Uses. For industrial uses the following automobile parking spaces
are required.
1. Industrial 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. For institutional and public uses the following
automobile parking spaces are required.
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. Eight spaces per hole, plus additional
spaces for auxiliary uses set forth in this section. Miniature golf courses
- four spaces per hole.
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 one space per apartment unit.
7. Schools, elementary and junior high. One and one-half space per
classroom, or the requirements for public assembly areas as set forth
herein, whichever is greater.
8. High schools. One and one-half 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 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 automobile 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 in this
section, and other available data.
F. Maximum Allowable Number of Automobile Parking 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 Automobile 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 t he 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 20 feet measured along
the curb of any corner or intersection of an alley or street, 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 that 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-I-D or
SO zone.
G. 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 Disabled Person Parking Places. The total number of disabled person
parking spaces shall comply with the following:
Total in Parking Lot
Reauired Minimum
Number
of Accessible Spaces
1 to 25 1
26 to 50 2
51 to 75 3
76 to 100 4
101 to 150 5
151 to 2OO 6
201 to 300 7
301 to 400 8
401 to 500 9
Required Disabled Person Parking spaces shall be designed in accord with all
requirements of the State of Oregon, including minimum widths, adjacent aisles, and
permanent markings. Disabled Person Parking space designs are included at the end
of this chapter.
18.92.040 Bicycle Parking
A. All uses, with the exception of detached single-family residences and uses in
the C-I-D zone, shall provide a minimum of two sheltered bike parking spaces.
B. Every residential use of two units or more per structure, and not containing
a garage, shall provide bicycle parking spaces as follows:
Multi-Family Residential:
One sheltered space per studio and 1-bedroom unit
1.5 sheltered spaces per 2-bedroom unit
2.0 sheltered spaces per 3-bedroom unit
Senior Housing: One sheltered space per 8 units
(80% of the occupants are
55 or older)
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. Fifty
percent of the bicycle parking spaces required shall be sheltered from the
weather. All spaces shall be located in proximity to the uses they are intended
to serve. (Ord. 2697 Sl, 1993)
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 five 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. The required bicycle parking facilities shall be constructed when an existing
residential building or dwelling is altered or enlarged by the addition or creation
of dwelling units, or when a non-residential use is intensified by the addition of
floor space, seating capacity, or change in use.
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 seoure storage space inside the building.
3. All required exterior bicycle parking shall be located on site within 50
feet of well-used entrances and not farther from the entrance than the
closest motor vehicle parking space. Bicycle parking shall have direct
access to both the public right-of-way and to the main entrance of the
principal use. For facilities with multiple buildings, building entrances or
parking lots (such as a college), exterior bicycle parking shall be located
in areas of greatest use and convenience for bicyclists.
4. Required bicycle parking spaces located out of doors shall be visible
enough to provide security. Lighting shall be provided in a bicycle
parking area so that all facilities are thoroughly illuminated and visible
from adjacent walkways or motor vehicle parking lots during all hours of
use. Bicycle parking shall be at least as well lit as automobile parking.
5. An aisle for bicycle maneuvering shall be provided and maintained
between each row of bicycle parking. Bicycle parking shall be designed
in accord with the illustrations used for the implementation of this
chapter.
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. Parking spaces configured as indicated in the figure at the end of this
chapter meet all requirements of this chapter and is the preferred design.
Commercial bike lockers are acceptable according to manufacturer's
specifications. A bicycle parking space located inside of a building for
employee bike parking shall be a minimum of six feet long by 3 feet wide
by 4 feet high, unless adequate room is provided to allow configuration
as indicated in the figure at the end of this chapter.
9. Sheltered parking shall mean protected from all precipitation and must
include the minimum protection coverages shown in the figure at the end
of this chapter.
10. Bicycle parking shall be located to minimize the possibility of
accidental damage to either bicycles or racks. Where needed, barriers
shall be installed.
11. Bicycle parking shall not impede or create a hazard to pedestrians.
They shall not be located so as to violate vision clearance standards.
Bicycle parking facilities should be harmonious with their environment
both in color and design. Facilities should be incorporated whenever
possible into building design or street furniture.
J. Bicycle Parking Rack Standards
1. All required bicycle parking racks installed shall meet the individual
rack specifications shown in the figure at the end of this chapter. Single
and multiple rack installations shall conform with the minimum clearance
standards shown in the figures at the end of this chapter. Alternatives to
the above standard may be approved after review by the Bicycle
Commission and approval by the Staff Advisor. Alternatives shall
conform with all other applicable standards of this section. 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. Paving and Surfacing. Outdoor bicycle parking facilities shall
be surfaced in the same manner as the automobile parking area
or with a minimum of two inch thickness of hard surfacing (i.e.,
asphalt, concrete, pavers, or similar material) and shall be
relatively level. This surface will be maintained in a smooth,
durable, and well-drained condition.
18.92.050 Compact Car Parking. Up to 50% of the total automobile 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 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 the Ashland Historic District, while permitting the
redevelopment of property to its highest commercial use, a variance of up to 50% of
the required automobile parking may be granted to commercial uses within the
Ashland 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 the Ashland 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 automobile
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 use.
B. Except as allowed in 18.92.060 F. and except in the M-Industrial District,
required automobile 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 automobile 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 not by more than
35%.
D. Joint Use of Facilities. Required parking facilities of 2 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. All automobile and bicycle parking shall be available
for parking 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. (Ord. 2320, 1984)
18.92.070 Automobile Parking 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. Parking
spaces shall be a minimum of 9 x 18 feet, except that 50% of the spaces may
be compact spaces in accord with 18.92.050 and shall have a 22 foot back-up
space except where parking is angled.
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. Parking areas of more than seven 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. Parking areas of more than seven parking spaces shall be served by
a driveway 20 feet in width 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. Parking areas of
seven spaces or less shall be served by a driveway 12 feet in width.
4. Shared Use of Driveways and Curb Cuts.
a. Developments subject to a planning action or divisions of
property, either by minor land partition or subdivision, shall
minimize the number of driveway intersections with streets by the
use of shared driveways with adjoining lots where feasible. In no
case shall driveways be closer than 24 feet as measured from the
bottom of the existing or proposed apron wings of the driveway
approach.
b. Plans for property being partitioned or subdivided or for multi-
family developments shall indicate how driveway intersections with
streets have been minimized through the use of shared driveways
and shall indicate all necessary access easements.
c. Developments subject to a planning action shall remove all curb
cuts and driveway approaches not shown to be necessary for
existing improvements or the proposed development. Cuts and
approaches shall be replaced with standard curb, gutter or
sidewalk as appropriate. All replacement shall be done under
permit of the Engineering Division.
C. Vertical Clearances. Driveways, aisles, turn-around areas and ramps shall
have a minimum vertical clearance of 13'6" 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 ten (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 ten (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-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 seven 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 by 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 10 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 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 one tree per seven 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 Alterations 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.
(Ord. 2659, 1991)
The foregoing ordinance was first READ by title only in accordance with Article X,
Section 2(0) of the City Charter on the ~ day of /~,.~/z~,~,, 1996, and duly
/
PASSED and ADOPTED this ~ day of %~'~z~'~:~/, 1996. /
Barbara Christensen, City Recorder
SIGNED and APPROVED this ,.~/
A~,,~oved as~t~ ·
P~I Nolte, City Attorney
__ day of 7~'~ 1996.
· Golden, Mayor