§ 17.5.133. Off-street parking standards.

A.

Title. This section shall be entitled the Off-Street Parking Standards Ordinance of American Fork, Utah.

B.

Application of standards. Wherever the terms of the American Fork Development Code or other ordinance of the city require that off-street parking facilities be required in conjunction with a specific use or development project, the minimum number of spaces to be provided, the location of off-street parking facilities, vehicular access to and circulation within the parking area, the layout and design, and the landscape treatment of the areas designated for off-street parking shall conform to the terms of this section.

C.

Number of required parking spaces. The minimum number of off-street parking spaces required for a specific use shall be as set forth on the following schedule:

1.

Residential uses.

a.

One-family dwelling: Two spaces per dwelling unit. All spaces shall be located on the same parcel as the dwelling. No portion of a front or side setback area adjacent to a street, including any portion thereof used as a driveway, shall be construed as part of the required off-street parking area.

b.

Multiple family dwelling: Two spaces per dwelling unit, plus 0.25 spaces per dwelling unit for visitor parking. Visitor parking shall be evenly distributed throughout the project.

c.

Long-term patient care facilities (assisted living centers, rest homes nursing homes): One space for each employee during the maximum care period, plus one space for each four patient rooms for visitors.

2.

Retail/service commercial uses.

a.

General retail: Four and one-half spaces per one thousand square feet of gross floor area.

b.

Personal care service: Two spaces per treatment station, but not less than four spaces per one thousand square feet of gross floor area.

c.

Grocery: Five spaces per one thousand square feet of gross floor area.

d.

Retail shopping center projects (centers containing no cinema and not more than five percent dining space): Four and one-half spaces per one thousand square feet of gross floor area.

e.

Discount superstores: Five and one-half spaces per one thousand square feet of gross floor area. Areas intended for outside display and sales (garden areas) shall not be included in calculating compliance with the parking standard.

f.

Home improvement centers: Four and one-half spaces per one thousand square feet of gross floor area, not including areas for outside display and sales (garden areas). Areas intended for outside display and sales (garden areas) shall not be included in calculating compliance with the parking standard.

g.

Motor vehicle sales and service: The sum of the following:

(1)

Three spaces per one thousand square feet of gross floor area used for display, sales and administration.

(2)

One and one-half spaces per one thousand square feet of area used for warehouse of parts and materials.

(3)

Four spaces per service bay.

h.

Car wash: Two spaces, plus one and one-half additional space for each two employees on highest shift.

i.

Retail and service commercial/warehouse: Four and one-half spaces per one thousand square feet for portion used for retail purposes, plus one space per one thousand square feet for the total floor area.

j.

Multi-tenant/strip commercial buildings: For any proposed multi-tenant/strip commercial building wherein the occupancy is unknown at the time of request for approval, parking requirements shall be calculated as follows:

(1)

One-half of the gross floor area of the building at the rate of four and one-half spaces per one thousand square feet (general retail standard)

(2)

One-half of the gross floor area of the building at the rate of twelve spaces per one thousand square feet of dining floor area (fast food restaurant standard).

In addition, the city may require a written agreement with the city to the effect that the amount of floor area devoted to restaurant use will not exceed the amount identified on the approved plan.

3.

Office and business uses.

a.

General business office—Fixed wall construction: Four spaces per one thousand square feet of gross floor area excluding portion devoted to stairs and elevator and open atrium spaces above the ground floor.

b.

Business office—Open wall/telemarketing and customer support center: The sum of the following:

(1)

For portion of building having fixed-wall construction, four spaces per one thousand square feet of gross floor area excluding portion devoted to stairs and elevator and open atrium spaces above the ground floor.

(2)

For open-wall portion of building, six spaces per one thousand square feet of open-wall area.

c.

Medical office: Four and one-half spaces per one thousand square feet of gross floor area.

d.

Medical clinics: Five spaces per one thousand square feet of gross floor area.

e.

Bank with drive-in: Five spaces per one thousand square feet of gross floor area.

f.

Office/warehouse: Four spaces per one thousand square feet used for office purpose, plus one space per one thousand square feet used for warehouse purpose, up to eighty percent of the total floor area.

g.

Light manufacturing: Five spaces per one thousand square feet used for office purpose, plus one space per work station or one space for each employee during the greatest shift, which ever is greater.

4.

Food and beverage uses.

a.

Restaurant (sit-down): Whichever of the following is greater:

(1)

Twenty spaces per one thousand square feet of dining floor area; or

(2)

One space for each three seats, plus one space per employee during the largest shift.

b.

Fast-food with sit-down and take-out: Twelve spaces per one thousand square feet of dining floor area. Where take-out window is included, the outside order and stacking lane shall provide an automobile stacking lane for not less than ten vehicles.

5.

Public assembly uses.

a.

Churches (single session occupancy): One parking space for each three seats or seating spaces within the portion of the building used for assembly. In the instance where seating is by pews or benches, eighteen inches of bench length shall be considered as one seat.

b.

Churches (overlapping session occupancy): Two times the number of spaces for single session occupancy.

c.

Cinemas: One parking space for each three seats.

d.

Elementary schools (students below minimum driver age):

(1)

Parking. The sum of the following: One parking space for each teaching station, plus one space for each administrative and support employee, plus one space for each ten students.

(2)

Student drop-off and pick-up. In addition to the off-street parking area, the layout of the school site shall include an area and facilities sufficient to accommodate anticipated student drop-off and pick-up by school bus and private vehicle.

e.

Secondary schools (students above minimum driver age): The sum of the following: One parking space for each teaching station, plus one space for each administrative and support employee, plus one space for each three and one-half students.

6.

Uses not specifically listed. For uses not identified in the above schedule, the number of off-street parking spaces shall be determined by the planning commission. The determination shall be based upon the requirements for the most comparable use listed, and/or that certain table entitled recommended parking ratio requirements set forth under part 3 p. 246 of that certain book entitled Planning and Urban Design Standards, 2006 Edition, which is set out below, and/or upon an independent determination of parking demands for such uses in comparable locations, all at the discretion of the planning commission.

RECOMMENDED PARKING RATIO REQUIREMENTS*

Use	Parking Spaces Required	Comments
Residential
Single-family dwelling unit Multi-family dwelling unit	2 per dwelling unit
Studio	1.25 per dwelling unit
One bedroom	1.5 per dwelling unit
Two or more bedrooms	2 per dwelling unit
Accessory dwelling unit	1 per dwelling unit
Sleeping rooms	1 per unit or room plus 2 for owner/manager
Commercial lodgings	1.25 per guest room, plus 10 per ksf restaurant lounge, plus 30 per ksf meeting/banquet room (<50 ksf per guest room) or 20 per ksf meeting/banquet room (>50 ksf per guest room)	Peak spaces for each component shown; use shared parking analysis to determine appropriate parking ratio for particular hotel
Elderly housing, independent living	0.6 per dwelling unit
Elderly housing, assisted living	0.4 per dwelling unit
Group, convalescent, and nursing homes	1 per room
Day care center	0.35 per person (licensed capacity)
Hospital/medical center	0.4 per employee, plus 1 per 3 beds, plus 1 per 5 average daily outpatient treatments, plus 1 per 4 medical staff, plus 1 per student/faculty/staff
Retail/Service
General retail (not in shopping center)	3.5 per ksf GFA**
Grocery (freestanding)	6.0 per ksf GFA
Discount superstores/clubs (freestanding)	6.0 per ksf GFA
Home improvement superstores	5.0 per ksf GFA
Other heavy/hard goods (furniture, appliances, building materials, etc.)	3.0 per ksf GFA
Shopping centers	4.0 per ksf GLA up to 400 ksf, 4.0 to 4.5 per ksf GFA sliding scale between 400 and 600 ksf; 4.5 per ksf GLA over 600 ksf	With up to 10 percent GLA in dining/entertaining; over 10 percent use shared parking analysis
Personal care services	2 per treatment station but not less than 4.3 per ksf
Coin-operated laundries	1 per 2 washing and drying machines
Motor vehicle sales and service	2.7 per ksf GFA interior sales area, plus 1.5 ksf GFA interior or storage/display area, plus 2 per service bay
Motor vehicle laundries	2, plus 1 per each 2 peak shift employees
Food and Beverage
Fine dining	21.5 per ksf GFA 3
Casual restaurant (with bar)	22.5 per ksf GFA 3
Family restaurant (without bar)	16.0 per ksf GFA 3
Fast food	15.0 per ksf GFA 3
Office and Business Services (3)
General business offices suburban/low-rise	3.6 per ksf GFA <250 ksf, 3.35 per ksf GLA >250 ksf
Office downtown/mid-high-rise business center	3.0 per ksf GLA
Consumer service offices (freestanding)	4 per ksf GLA
Data processing/telemarketing/operations	6.0 per ksf GFA
Medical offices (multitenant)	4.5 per ksf GFA
Clinic (medical offices with outpatient treatment; no overnight stays)	5.5 per ksf GFA
Bank branch with drive-in	5.5 per ksf GFA
Bank headquarters (with admin offices, etc.)	4.4 per ksf GFA
Industrial/storage/wholesale utility	2 per ksf GFA	Add spaces as required for office, sales, or similar use when more than 10 percent GFA
Manufacturing/light industrial (single use)	1.5 per ksf
Industrial park (multitenant or mix of service, warehouse)	2.0 per ksf
Warehouse	0.7 per ksf GFA
Mini-warehouse	0.25 per ksf GFA
Governmental	As determined by zoning administrator
Educational
Elementary and secondary schools	0.35 per student
College or university	Determined by parking study specific to subject institution
Cultural/Recreational/Entertainment
Public assembly	0.25 per person in permitted capacity
Museum	1.5 per 1,000 annual visitors
Library	4.5 per ksf GFA
Religious centers	0.6 per seat
Cinemas	Single-screen: 0.5 per seat; Up to 5 screens: 0.33 per seat 50 to 10 screens: 0.3 per seat Over 10 screens: 0.27 per seat
Theaters (live performance)	0.4 per seat
Arenas and stadiums	0.33 per seat
Health clubs and recreational facilities	2 per player or 1 per 3 persons permitted capacity

 

 ;hg;Source: Adopted from Transportation Planning Handbook, 2nd ed. Washington DC: Institute of Transportation Engineers, 1999, unless otherwise noted.

* ;hg;All parking recommendations presented here should be considered in the context of local conditions, parking requirements, and other factors that may affect the actual number of parking spaces needed.

 ;hg;Adopted from Parking Generation, 3rd ed. Washington DC: Institute of Transportation Engineers, 2004.

 ;hg;Adopted from Parking Requirements for Shopping Centers, 2nd ed. Washington DC: ULI-The Urban Land Institute and International Council of Shopping Centers, 1999.

 ;hg;Adopted from Shared Parking, 2nd ed. Washington DC: ULI-The Urban Land Institute and International Council of Shopping Centers, 2004.

D.

Adjustments permitted. The planning commission shall have the authority to increase or decrease the number of off-street parking spaces herein specified upon a finding, made following a study on the matter, that the use characteristics of the proposed use warrant adjustment. Provided, however, no reduction in the parking requirement shall be permitted based on the projected demand of the initial occupant of a new retail, office or similar use for which a subsequent change in tenancy to another user is probable.

E.

Exception to standard in downtown area. Notwithstanding the provisions of subsection C of this section, no additional off-street parking spaces will be required as a condition of approval for any reconstruction of an existing building or incidental expansion of any building in the "Downtown" area of the city, subject to the following:

1.

The building proposed for reconstruction or expansion is located wholly within the designated downtown area as set forth on the following map.

2.

The proposed reconstruction or expansion will not extend the beyond the outer perimeter of the building beyond the limits of the existing lot upon which the existing building is located. This waiver of off-street parking shall not apply to new construction on existing vacant lots.

3.

Any reconstruction or expansion of an existing building shall not result in an enlargement of the gross floor area of the existing building greater than two thousand square feet.

4.

The proposed reconstruction or expansion will not eliminate any off-street parking spaces.

F.

Location of off-street parking areas. All off-street parking areas shall be located on the same parcel as the use intended to served thereby, except that for uses other than dwellings, the planning commission may approve the placement of some of the required parking spaces on adjacent lands, upon a finding that:

1.

The use is part of a combined parking facility as authorized under subsection I.1 of this section, and

2.

The location of the proposed off-site spaces are reasonable and conveniently accessible to the use they are intended to serve.

G.

Parking space and driveway dimension requirements and parking lot layout requirements. All parking spaces, access driveway and the layout of parking lot areas shall conform to the typical design standards, set forth below.

H.

Parking areas to be located in the same zone district as primary use. Off-street parking and loading space which is required in connection with a particular use shall constitute a portion of the use and shall not be permitted to extend into an adjacent zone district unless specifically permitted within the adjacent zone district.

I.

Combined parking areas and shared parking arrangements authorized—Conditions.

1.

Combined parking authorized. The off-street parking for a project containing two or more adjacent buildings or uses may be combined, provided that the total number of spaces shall be not less than the sum of the requirements for each of the individual uses and that the area devoted to off-street parking area is part of the common amenities of the project and/or the right of use and access to the combined parking area by all uses within the project is assured through reciprocal cross-easements and agreements and/or other legal documents which prohibit the reservation of a portion of the off-street parking area to a specific owner or tenant and which establish responsibility for maintenance thereof.

2.

Shared parking arrangements authorized. The off-street parking for a development project containing a variety of uses having different parking demand characteristics and time-of-day demand may be combined, subject to the following:

a.

The total number of spaces shall be sufficient to meet the maximum time-of-day requirement for the project (as determined by the city).

b.

The area devoted to off-street parking shall be part of the common amenities of the project and/or the right of use and access to the combined parking area by all uses within the project is assured through reciprocal cross-easements and agreements and/or other legal documents which prohibit the reservation of a portion of the off-street parking area by a specific owner or tenant and which establish responsibility for maintenance thereof.

c.

The location and design of the parking areas within the project area shall provide an adequate number of spaces in the proximity of the use intended to be served.

(Ord. No. 2015-10-67 , pts. I (§§ 1—3), II, 10-27-2015)