Downtown Form-Based Code

DFD 701. Intent

1. A.
   Promote a “park once” environment that will enable people to conveniently park and access a variety of commercial, residential, and civic enterprises in pedestrian friendly environments by encouraging shared parking.
2. B.
   Reduce fragmented, uncoordinated, inefficient, reserved single-purpose parking.
3. C.
   Avoid adverse parking impacts on neighborhoods adjacent to redevelopment areas.
4. D.
   Maximize on-street parking.
5. E.
   Provide flexibility for redevelopment of small sites and for the preservation of historic buildings.
6. F.
   Increase visibility and accessibility of public parking.
7. G.
   Promote early prototype projects using flexible and creative incentives.

Effective on: 1/1/1901

DFD 702. Other Applicable Regulations

Pervious surfaces approved by the City Engineer are encouraged for surface parking lots.

Effective on: 1/1/1901

DFD 703. Minimum Parking Requirements

1. A.
   Reserved Parking: Reserved parking includes all parking that is not shared parking.

   1. 1.
      Commerce/Workshop/Civic: There is no requirement (minimum) for reserved parking.
   2. 2.
      Residential: A minimum of one parking space per residential unit shall be provided.
2. B.
   Shared Parking:

   1. 1.
      Commerce/Workshop: There are no minimum shared parking requirements where the non-residential Gross Floor Area (GFA) is under 10,000 square feet. Sites over 10,000 square feet in non-residential GFA shall have a minimum of 1 and 1/4 spaces per 1,000 square feet of nonresidential GFA provided as shared parking.
   2. 2.
      Residential: A minimum of 1/4 parking space per residential unit shall be provided as shared parking.
   3. 3.
      Shared parking shall be designated by appropriate signage and markings (parking shall be clearly visible and accessible to the public) as determined by the Director.
3. C.
   Achieving parking requirements:

   1. 1.
      These parking requirements may be met either on-site or within a 1,300 foot walking distance of the building entrance of a development.
   2. 2.
      Parking shall be located in compliance with the parking setback/ regulations for the site on which it is located, as indicated on the Regulating Plan and/or Building Envelopment Standard.
4. D.
   Bicycle Parking: sites and/or projects over 10,000 square feet in land area have the following requirements:

   1. 1.
      For commerce, the developer must provide two bicycle parking racks (2- bike capacity) per 10,000 square feet of commercial floor area.
   2. 2.
      For residential, the developer must provide one bicycle parking rack (2- bike capacity) per 10 units. Projects under 10 units shall have no requirement.
   3. 3.
      Bicycle parking facilities shall be visible to intended users. The bicycle parking facilities shall not encroach on any area in the public right-of-way intended for use by pedestrians, nor shall they encroach on any required fire egress.
   4. 4.
      On-street bicycle parking spaces (typically along the Street Tree Alignment Line) may be counted toward the minimum customer/ visitor bicycle parking requirement.
5. E.
   Permissive parking and loading facilities: Nothing in this ordinance shall be deemed to prevent the voluntary establishment of off-street parking or loading facilities to serve any existing use of land or buildings, in accordance with all regulations herein governing the location, design, and operation of such facilities.
6. F.
   Areas exempt from off-street parking requirements. No off-street parking shall be required for development which occurs in the Form District and is located contiguous with and fronting Santa Fe Drive between 79th and 80th streets.

Effective on: 1/1/1901

DFD 704. Maximum Parking Standards

1. A.
   Reserved Parking

   Surface and structured parking spaces may be reserved for a specific tenant or unit, provided that the following standards are not exceeded:

2. B.
   Shared Parking Limits

   1. 1.
      Any time or hour of the day restrictions on shared parking shall be subject to approval by the Director. The Director may give approval based on a finding that: the parking is visible and accessible to the public, at least 12 hours of public parking are provided in any 24-hour period, and that at least 8 of those hours are provided during either business or nighttime hours depending on whether the Director determines that the primary use will be for Commerce or Residential uses.
   2. 2.
      There are no maximum limits on the amount of shared parking.
3. C.
   Maximum Surface Parking (refer to DFD Parking Map)

   1. 1.
      Within the Core, the total surface parking, shared and reserved, shall not exceed 2 and 1/4 spaces per 1,000 square feet of gross floor area. Outside the Core, the total surface parking shall not exceed 3 per 1,000.
   2. 2.
      Maximum surface parking standards do not apply to structured or underground parking.
   3. 3.
      Increased Parking - the Planning Commission may increase the required parking after considering documentation and/or study provided by the applicant, staff’s recommendation and giving decisive weight to all relevant facts. These include but not limited to the following factors: existing or potential shared parking arrangements; the characteristics of the use, including hours of operation and peak parking demands; design and maintenance of off-street parking that will be provided; and whether the proposed use is new or a small addition to an existing use.

Effective on: 1/1/1901

DFD 705. Special Parking Standards

1. A.
   Joint Parking

   Sites abutting one another shall physically connect their surface parking areas at the lot line to create connecting drive aisles. Where such surface parking areas lie within 50 feet of one another, a mutual access easement acceptable to the Director shall be executed. Site configurations existing pre-Code (2010) are exempt from this requirement.

2. B.
   On-Street Parking

   1. 1.
      A parking space located on a public street may be included in the calculation of shared parking requirements if it is adjacent to the building site (where more than 50% of the space is fronting).
   2. 2.
      Each on-street parking space may only be counted once.
3. C.
   Off-Site Parking

   1. 1.
      Off-site parking must be located within a walking distance of 1,300 feet walking distance from the building entrance of the site it is serving.
   2. 2.
      The off-site parking shall be located within the Form District.
   3. 3.
      The off-site parking must be the subject of a long-term lease approved as to form by the City Attorney, or permanently dedicated for off-site parking use.
4. D.
   Tandem Parking

   1. 1.
      Tandem parking is only allowed for:

      1. a.
         Single-family residential projects; and
      2. b.
         Multifamily projects and the residential component of mixed use projects.
   2. 2.
      Two parking spaces in tandem shall have a combined minimum dimension of 9 feet in width by 34 feet in length.
   3. 3.
      Up to 75% of the total required off-street parking spaces provided may incorporate tandem parking.
   4. 4.
      Tandem spaces shall be assigned to the same dwelling unit. Tandem parking shall not be used to provide guest parking.

Effective on: 1/1/1901

DFD 706. Surface Parking Lot Plantings for New Development

1. A.
   The edge of any surface parking lot adjacent to a Street-Space shall be planted with canopy shade trees from the Tree Lists in Part Part 5. Urban Space Standards, placed at an average distance not to exceed 30 feet on center and aligned parallel 3 to 7 feet behind the RBL/Street Wall.
2. B.
   The edge of any surface parking lot adjacent to a single family residential (detached or attached) lot shall be planted with canopy shade trees from the Tree Lists in Part Part 5. Urban Space Standards, placed at an average distance not to exceed 40 feet on center and aligned parallel 3 to 7 feet behind the common lot line.
3. C.
   Edges along a Common Lot Line shall have a Street Wall, Garden Wall or Privacy Fence.

Effective on: 1/1/1901

DFD 707. Loading Facilities

1. A.
   No loading facilities are required.
2. B.
   Where loading facilities are provided, they shall be located to the rear and Alley or Common Drive side of buildings.

Effective on: 1/1/1901