Chapter 9 Parking and Loading Part 1 Motor Vehicle Parking Standards Page 1 of 7

The requirements of this Part are intended to provide off-street parking, queuing and loading facilities in proportion to the need created by each land use. They are further intended to provide for accommodation of vehicles in a functionally and aesthetically satisfactory manner and to minimize external effects on adjacent land uses.

9.1.1 Relationship to the Comprehensive Plan

The parking and loading standards prescribed by this Part are intended to implement the following Cornerstone 2020 Comprehensive Plan Goals and Plan Elements.

9.1.2 Applicability

The requirements of this Part shall apply to all parking and loading areas in all Form Districts, whether required by this Land Development Code or created for the convenience of property owners or users. No certificate of occupancy shall be provided unless and until the appropriate motor vehicle parking and loading facilities are provided in compliance with this Part.

9.1.3 Calculating Parking Requirements / Allowances

1. Parking Spaces Required / Allowed. The minimum and maximum number of parking spaces required/allowed is based upon both the use and the Form District/Planned Development District in which that use is located. To determine the minimum number of parking spaces required and the maximum allowed, locate the applicable standard based on the Form District/ Planned Development District in which the use is located in Table 9.1.1 and apply that standard to the requirements associated with the specific use located in Table 9.1.2.
2. Parking Requirements for Additions to Existing Structures/ Uses. The following standards shall apply when any existing use or structure is proposed for an addition or expansion that increases the unit(s) of measurement (such as number of dwelling units, gross or leasable floor area, seating capacity, building or portion of building maximum occupancy/ capacity, or number of employees) used for computing the required parking facilities for that use.
   1. When a lawful building or use not meeting the requirements for motor vehicle parking is increased in gross floor area by fifty (50) percent or less, then only the addition shall be required to meet the standards of this Part. The existing building or use is not required to come into compliance with the standards of this Part.
   2. When a lawful building or use not meeting the requirements for motor vehicle parking is increased in gross floor area by more than fifty (50) percent, then both the existing building or use and the addition shall be required to meet the standards of this Part. This provision shall be cumulative and shall apply to any single or group of successive increases that occur after the effective date of this Part.
3. Parking Requirements for a Change of Use. When a change of use occurs, the minimum number of parking spaces required by this Part for the new use shall be provided. These parking spaces must meet the dimensional requirements depicted in Section 9.1.13 of this Part. In those cases that the existing number of parking spaces on the site exceeds the maximum permitted by this Part for the new use, the new use may continue utilizing those parking spaces, but may not add new parking spaces without a Parking Waiver.
4. Parking Requirements for Uses not Listed. Parking requirements for a use not specifically listed in Table 9.1.2 shall be determined by the Planning Commission or its designee based on the standards for the closest comparable use and on the particular parking demand and trip generation characteristics of the proposed use.
5. Different Use Areas
   1. The number of parking spaces shall be computed based on the primary uses on the site except as stated in E.2. of this Section, below. Where there are two or more separate primary uses on a site, the required or allowed parking for the site shall be the sum of the required or allowed parking for the individual primary uses. For joint use parking provisions, see Section 9.1.6 of this Part.
   2. When more than twenty (20) percent of the gross floor area of all buildings on a site is in an accessory use, the required or allowed parking shall be calculated separately for the accessory use.
      
      Exception: An accessory use constituting twenty (20) percent or less of the gross floor area of all buildings on a site shall be calculated independently when the accessory use is specified in the parking requirements for the primary use found in Table 9.1.2.
6. Calculations.
   1. When the calculation of the number of required or allowed parking spaces result in fractions, any fraction less than one-half (1/2) shall be disregarded and any fraction of one-half (1/2) or more shall be rounded up to the next whole number.
   2. If the maximum number of parking spaces allowed is less than one, then the maximum number is automatically increased to one.
   3. If the maximum number of parking spaces allowed is less than or equal to the minimum number required, then the maximum number is automatically increased to one more than the minimum.

Table 9.1.1: Minimum and Maximum Parking Spaces Based on Form District/ Planned Development District

NOTE: All reductions are cumulative unless otherwise specified and, when utilized, all percentages shall be calculated using the minimum number of parking spaces required by Table 9.1.2.

Table 9.1.1 Notes:

1. A ten (10) percent reduction in the minimum required number of spaces shall apply to any development with a regularly scheduled transit stop within 200 feet of the site, measured using the shortest walking distance (following sidewalks and designated crosswalks). The reduction shall be limited to five (5) percent in the Regional Center Form District. The reduction shall apply to any development within 200 feet of a designated transit route, rather than a stop, in the Traditional Neighborhood, Traditional Marketplace Corridor and Traditional Workplace Form Districts.
2. A ten (10) percent reduction in the minimum required number of spaces for non-residential uses shall apply to any neighborhood or community serving development that incorporates residential uses equal to 25% of the floor area of the total development, within or adjacent to the development site. The residential uses must be Part of the same development plan, and credit may not be given for existing residential uses. Developments providing residential uses less than 25% of the non-residential area shall qualify for a proportional reduction in required parking spaces. (Proportional reduction in parking spaces means that a use providing residential floor area equal to 20% of the non-residential floor area receives an 8% reduction; 15% residential qualifies for a 6% reduction, etc.) If residential uses occupy upper story(ies) over non-residential use, no parking shall be required for dwelling units equaling 25% of the non-residential use. Residential uses greater than 25% of the non residential development shall provide parking in accordance with this Part.
3. Applicants may defer construction of up to 30% of the required number of spaces, if the applicant commits to implement a traffic demand management plan which eliminates the need for the number of parking spaces being deferred. This 30% deferral shall be in addition to any other reductions provided in this Part. The use of this provision shall require that an area owned or controlled by the applicant and large enough to provide the deferred parking spaces be set aside and maintained as open space. The plan shall be prepared in accordance with guidance established by the Planning Director. The Director shall consult with the agency responsible for approval of off-street parking facilities in review of the plan, and the Planning Director may approve, approve with conditions, or deny said plan. The deferral of parking space construction shall continue for as long as the traffic demand management plan is in effect and the demand for vehicle parking is satisfied on property owned or controlled by the applicant. The Director shall notify the building permit issuing department of any approved reduction in parking. Applicants shall agree to construct the deferred parking spaces if the Planning Director finds that any portion of the plan is not in effect or that the demand for vehicle parking is not being satisfied on the site. Provisions of the traffic demand management plan shall be enforceable in the same manner as binding elements.
4. No minimum number of spaces shall be required for residential uses that are located in the Central Business District.

5. NOTE: When Outdoor Sales or Display is proposed in an area set aside in accordance with Note 5, the property must be appropriately zoned to allow such activities and the requirements of Section 4.4.8 of the Lnad Development Code must be met.

   An area equal to that needed to provide up to ten (10) percent of the parking spaces required for retail uses may be delineated from the balance of the parking lot with removable barriers and be used as open space, recreational facilities or outdoor sales/display area during the non-peak period (January 15th to November 15th or any other ten month non-peak period approved by the Planning Director). This area shall be surfaced with grass or a semi-pervious or other paving system, excluding asphalt or concrete, approved by the agency responsible for approval of off-street parking facilities. Parking areas existing at the time of adoption of this Chapter that are surfaced with hard and durable materials, including but not limited to asphalt and concrete, may comply with this note without modifying the existing surfacing material(s) only if the area meets the screening requirements for vehicle use areas as required in Chapter 10 of the Land Development Code.
6. Reductions for uses allowed in the C N zoning district:
   1. A use permitted in the C N zoning district with less than 2,500 square feet of floor area can reduce parking space requirements by twenty percent up to three (3) spaces provided the use is not adjacent to another use owned or controlled by the same person.
   2. Commercial uses permitted in the C N zoning district that occupy no more than 2,500 square feet of floor area and are located in corner commercial structures will have no parking spaces required. Expansion of these structures after the effective date of these regulations will void this exception. Corner commercial structures, as used in this Part, shall mean structures that were constructed prior to 1946 and were built to house a commercial establishment and are situated at an intersection.
7. A Parking Waiver must be obtained to reduce the minimum number of required parking spaces, except as provided in Table 9.1.1.
8. A Parking Waiver must be obtained to exceed the maximum number of parking spaces permitted except when those spaces in excess of the maximum allowed are located within a structured parking facility.

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