Chapter 23.20 — PARKING AND LOADING

The purposes of the parking and loading regulations are to:

(A) Require parking spaces and loading spaces for all land uses that are sufficient in number, size, and arrangement;

(B) Minimize the negative environmental and urban design impacts that can result from parking lots, driveways, and drive aisles within parking lots;

(C) Ensure that adequate off-street bicycle parking facilities are provided;

(D) Establish standards and regulations for safe and well-designed parking, unloading, and vehicle circulation areas that minimize conflicts between pedestrian and vehicles within parking lots and, where appropriate, create buffers from surrounding land uses; and

(E) Offer flexible means of minimizing the amount of area devoted to parking by allowing reductions in the number of required spaces in

transit-served locations, shared parking facilities, and other situations expected to have lower vehicle parking demand. (Ord. 4823, passed 1-22-24)

The requirements of this chapter apply to the establishment, alteration, expansion, or change in any use or structure, as provided in this section.

(A) New buildings and land uses. Parking and loading in accordance with this chapter shall be provided at the time any main building or structure is erected or any new land use is established.

(B) Existing non-residential buildings and non-residential portions of mixed-use buildings.

(1) When a change in use, expansion of a use, or expansion of floor area creates an increase of 30% or more in the number of required parking or loading spaces, additional parking and loading shall be provided for such addition, enlargement, or change in use and not for the entire building or site.

(a) Exception, residential uses. Additional parking and loading spaces are not required for the change to a residential use provided 100% of the existing structures on site are being converted to residential uses, a minimum of 50% of the units are affordable, the number of existing parking spaces is maintained, and there is no area to provide additional on-site parking and loading facilities.

(b) Exception, commercial uses. Additional parking and loading spaces are not required for the change of use from one commercial use to another commercial use.

(c) Exception, change in occupancy. A change in occupancy is not considered a change in use unless the new occupant is in a different use classification than the former occupant.

(2) The existing parking and loading not in excess of the minimum requirements shall be maintained.

(3) If the number of existing parking or loading spaces is greater than the requirements for such use, the number of spaces in excess of the prescribed minimum may be counted toward meeting the parking and loading requirements for the addition, enlargement, or change in use.

(C) Existing residential buildings. Parking in accordance with this chapter shall be provided where additional dwelling units are created through the alteration of an existing building or construction of an additional structure or

structures. Parking shall be provided for the additional dwelling units and not for the entire building or site. The existing parking not in excess of the minimum requirements shall be maintained.

(Ord. 4823, passed 1-22-24; Ord. 4831, passed 8-26-24)

(A) Existing parking and loading to be maintained. No existing parking and/or loading serving any use may be reduced in amount or changed in design, location or maintenance below the requirements for such use, unless equivalent substitute facilities are provided. This section does not apply to stalls converted to accommodate ADA parking.

(B) When constructed. Parking and loading facilities required by this chapter shall be constructed or installed prior to the issuance of a certificate of occupancy by the Building Official for the uses that they serve.

• (C) Accessibility. Parking and loading areas must be accessible for its intended purpose during all hours of operation.

(D) In any residential zoning district, a parking structure with the automobile entrance viewable from a public street shall be a garage.

• (E) Partially submerged or underground parking shall be prohibited in the RL Zoning District.

• (F) Required guest and loading spaces shall be designated as such and restricted to such use.

• (G) No space may be utilized and counted both as a required parking space and a required loading space.

(H) Parking spaces for non-residential uses shall not be reserved for specific businesses and shall be available for use by customers, clients, and employees.

• (Ord. 4823, passed 1-22-24)

(A) Minimum number of spaces required. Except where preempted by Cal. Gov’t Code § 65863.2 or any other applicable state law, each land use shall be provided at least the number of parking spaces stated in Table 23.20.040, Required Parking Spaces. The parking requirement for any use not listed in Table 23.20.040 shall be determined by the Director based upon the requirements for the most similar comparable use, the particular characteristics of the proposed use, and any other relevant data regarding parking demand.

law, each land use shall be provided at least the number of parking spaces stated in Table 23.20.040, Required Parking Spaces. The parking requirement for any use not listed in Table 23.20.040 shall be determined by the Director based upon the requirements for the most similar comparable use, the particular characteristics of the proposed use, and any other relevant data regarding parking demand.

(B) Calculation of required spaces. The number of required parking spaces shall be calculated according to the following rules:

(1) Fractional spaces. Pursuant to § 23.02.030(A), fractional spaces shall be counted as the next largest whole space. For multi-unit residential uses, fractional requirements shall be rounded up only after all the parking space requirements for all dwelling units on the site are computed.

(2) Floor area. Where a parking or loading requirement is stated as a ratio of parking spaces to floor area, the floor area is assumed to be gross floor area, unless otherwise stated.

(3) Seats. Where parking requirements are stated as a ratio of parking spaces to seats, each 24 inches of benchtype seating at maximum seating capacity is counted as one seat.

(4) Sites with multiple uses. If more than one use is located on a site, the number of required parking spaces and loading spaces shall be equal to the sum of the requirements calculated separately for each use unless a reduction is approved pursuant to § 23.20.050.

(Ord. 4823, passed 1-22-24; Ord. 4831, passed 8-26-24; Ord. 4844, passed 4-28-25)

The number of parking spaces required by § 23.20.040 may be reduced as follows. Parking reductions are cumulative; all applicable parking reductions may be applied in determining the number of required parking spaces.

(A) Proximate public parking facilities. Where a non-residential or ground floor commercial of a mixed-use project is located within 400 feet of a city-owned public parking facility, the number of required parking spaces may be:

(1) Reduced all or in part when the subject property is located within the CBD zone; or

(2) Reduced all or in part when the subject property is located outside the CBD zone with approval of a minor use permit.

(B) Carsharing programs. Required automobile parking spaces may be substituted with designated carshare vehicle parking spaces, up to a number justified pursuant to a parking demand study, with approval of a minor use permit.

(1) Carshare vehicles shall be maintained for active use by carshare service and not for other purposes. No sales, servicing, storage, repair, administrative or similar functions shall occur and no personnel shall be employed on the site.

(2) Carshare vehicles shall be made available to members of the carsharing service through an unattended, selfservice operation 24 hours a day, seven days a week.

(C) Shared parking. Where a shared parking facility serving more than one use will be provided, the total number of required parking spaces may be reduced with approval of a minor use permit, with the following findings:

(1) The peak hours of use will not overlap or coincide to the degree that peak demand for parking spaces from all uses will be greater than the total supply of spaces; and

(2) The proposed number of parking spaces to be provided will be adequate to serve each use,

(D) Other parking reductions. The Director may approve a reduction to the required number of parking spaces subject to the following criteria.

(1) Criteria for approval. The applicant for a parking reduction shall submit a parking demand study that substantiates the basis for granting a reduced number of spaces. The parking demand study shall consider conditions including but not limited to, the nature of the proposed operation; proximity to frequent transit service; transportation characteristics of persons residing, working, or visiting the site.

(Ord. 4823, passed 1-22-24)

(A) On-site parking required. Required parking shall be located on the same lot as the use it serves except as allowed below.

(1) Allowance for off-site parking. Required non-residential parking spaces may be located off-site provided the off-site parking facility is located within 600 feet.

(a) Evidence of access and right to use. Such property shall be subject to a recorded agreement of a design by the city which shall provide that for a period of not less than the expected life of the building or use on the development site, the property shall be used solely for parking for the related use. The recorded agreement shall be signed by the applicant and owner or manager, as determined by the city.

(B) Front and street side yards. Parking spaces required pursuant to this chapter shall not be located within a front or street side yard.

FIGURE 23.20.060: LOCATION OF REQUIRED PARKING, PROHIBITED AREAS

(Ord. 4823, passed 1-22-24)

(A) Short-term bicycle parking. Short-term bicycle parking intended to serve shoppers, customers, messengers, guests and other visitors to a site who generally stay for a short time, shall be provided as specified below.

(1) Parking spaces required. Short-term bicycle parking spaces shall be provided at a rate of 20% of the number of required automobile parking spaces, with a minimum of four short-term bicycle parking spaces provided per establishment.

(2) Location. Short-term bicycle parking must be located within 50 feet of a main entrance to the building it serves. Where the bicycle parking area is not visible from the main entrance of the building, signs located at the main entrance of the building shall identify the location of bicycle parking.

(3) Anchoring and security. For each short-term bicycle parking space required, a stationary, securely anchored object shall be provided to which a bicycle frame and one wheel (two points of contact) can be secured. One such object may serve multiple bicycle parking spaces.

(4) Size and accessibility. Each short-term bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian ways and at least five feet from vehicle parking spaces.

(B) Long-term bicycle parking. Long-term bicycle parking shall be provided in order to serve employees, students, residents, commuters, and others who generally stay at a site for four hours or longer.

• (1) Parking spaces required.

(a) Residential uses. A minimum of one long-term bicycle parking space shall be provided for every five units for multi-unit residential, group residential, and single room occupancy.

• (b) Other uses. Any establishment with 25 or more full time equivalent employees shall provide long-term bicycle parking at a minimum ratio of one space per 25 vehicle spaces.

(c) Parking structures. Long-term bicycle parking shall be provided at a minimum ratio of one space per 50 vehicle spaces.

(2) Location. Long-term bicycle parking must be located on the same lot as the use it serves and near the facility entrance. In parking garages, long-term bicycle parking must be located near an entrance to the facility. Where the bicycle parking area is not visible from the entrance of the building, signs located at the entrance or in an entry lobby of the building shall identify the location of bicycle parking.

(3) Covered spaces. At least 50% of required long-term bicycle parking must be covered. Covered parking can be provided inside buildings, under roof overhangs or awnings, in bicycle lockers, or within or under other structures.

• (4) Security. Long-term bicycle parking must be in:

• (a) An enclosed bicycle locker;

• (b) A fenced, covered, locked or guarded bicycle storage area;

• (c) A rack or stand inside a building that is within view of an attendant or security guard or visible from employee work areas or within secure/restricted bicycle storage room; or

• (d) Other secure area approved by the Director.

(5) Size and accessibility. Each bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian ways and at least five feet from vehicle parking spaces.

(6) Bicycle parking reductions and modifications. A modification for a reduction in the number of required bicycle parking spaces or to other standards of this section may be granted pursuant to Chapter 23.36, if the Review Authority finds that:

• (a) Adequate site space is not available on an existing development to provide bicycle parking; or

(b) Reduced bicycle parking is justified by reasonably anticipated demand; or

(c) Other criteria based on unusual or specific circumstances of the particular case as deemed appropriate by the review authority.

• (Ord. 4823, passed 1-22-24; Ord. 4848, passed 9-8-25)

(A) Loading spaces required. Every new building, and every building enlarged by more than 10,000 square feet of gross floor area that is to be occupied by a non-residential use other than office uses shall provide one off-street loading space per 20,000 square feet of gross floor area.

(1) Multi-tenant buildings. The gross floor area of the entire building shall be used in determining spaces for multi-tenant buildings. A common loading area may be provided, if each tenant space is not provided a loading area.

(2) Reduction in number of loading spaces required. The loading space requirement may be reduced if the Director finds that the applicant has satisfactorily demonstrated that due to the nature of the proposed use and/or location, such loading space will not be needed or is not practical.

(3) Additional loading spaces required. The required number of loading spaces may be increased to ensure that trucks will not be loaded, unloaded, or stored on public streets. Such requirement shall be based on the anticipated frequency of truck pickups and deliveries and of the truck storage requirements of the use for which the on-site loading spaces are required.

(B) Location. All required loading spaces shall be located immediately adjacent to the exterior wall of the building and a minimum of 25 feet from any Residential Zoning District or use. Loading areas shall not be located within the front or street side yard.

(C) Minimum size. Each on-site loading space required by this chapter shall have an unobstructed minimum dimension of 12 feet in width, 40 feet in length, and 15 feet in height, exclusive of driveways for ingress and egress, maneuvering areas and setbacks. The minimum size requirement may be modified if the Director finds that the applicant has satisfactorily demonstrated that due to the nature of the proposed use, such size will not be needed.

(D) Access. Loading spaces shall be designed and located such that trucks shall not be required to back into or from an arterial or collector street, or into or from an alley located within 50 feet of any an arterial or collector street.

(E) Surfacing. All loading areas shall be surfaced with a minimum thickness of two inches of asphaltic concrete over a minimum thickness of four inches of a base material, to be approved by the Director of Public Works, or with a minimum thickness of four inches of Portland cement concrete.

(F) Screening. Loading areas adjoining a street or required front yard, or located directly across an alley from a Residential Zoning District or use shall be screened with a solid wall or other method that is approved by the Director. (Ord. 4823, passed 1-22-24)

(A) Applicability. The standards of this section apply to all parking areas except as specifically stated.

(B) Access. Parking access areas shall be designed to ensure vehicular access to parking spaces.

(1) Curtis and Electric Lanes. Only properties which have their sole frontage on Curtis or Electric Lanes shall take vehicular access from the lanes. Developments on properties which have frontage on other streets in addition to Curtis or Electric Lanes shall not utilize the lanes for vehicular access.

(2) Maneuvering.

• (a) Forward entry.

1. Any non-residential parking area containing space for three or more vehicles shall be provided with suitable maneuvering room so that all vehicles therein may enter an abutting street in a forward direction. In addition, there shall be no backing into alleys within 50 feet of any street.

2. Any multiple-family residential parking area containing space for six or more vehicles shall be provided with suitable maneuvering room so that all vehicles may enter an abutting street in a forward direction and no cars are required to back into a collector or arterial street, or into an alley or street located within 50 feet of a collector or arterial street.

• (b) Use of a required parking space shall not require more than four vehicle maneuvers.

• (c) No parking space shall be located so that a vehicle is required to maneuver within five feet of a vehicular entrance to the property.

(d) No parking space shall be located so as to require the moving of another vehicle in order to access the space.

(3) Exits. Exits from parking lots shall be clearly posted or painted with stop signs and a six-inch wide painted limit line. The minimum letter size for painted stop signs is 24 inches. Such markings shall be maintained in a clear and visible manner.

(4) Marking. All non-residential drive aisles and driveways shall be clearly marked with arrows indicating the direction of travel. Such marking shall be maintained in a clear and visible manner.

(5) Driveways. Driveways providing ingress and egress to off-street parking areas shall comply with Chapter 13.24 of the Municipal Code and the following.

(a) Driveway length, residential zoning districts. In Residential Zoning Districts, driveways providing direct access from a public street to a garage or carport shall be a minimum of 20 feet in depth except as follows.

1. Sloping lot adjustment, RL District. There is no minimum required driveway depth in the RL District where a lot has a slope greater than 25%, measured from the curb line to a point midway between the side lot lines at a distance of 50 feet from the front lot line. See also § 23.04.030(B).

• (b) Driveway width. The minimum width of a driveway is as provided in Table 23.20.090.B, Driveway Width.

(C) Size of parking spaces and maneuvering aisles. Parking spaces and maneuvering aisles shall meet the minimum dimensions required by this division. Screening walls, roof support posts, columns, or other structural members shall

not intrude into the required dimensions for parking spaces.

(1) Parking spaces and drive aisle dimensions. All parking spaces shall have minimum dimensions as indicated in Table 23.20.090.C, Minimum Parking Space and Drive Aisle Dimensions. Up to 25% of required parking spaces may be designed as compact spaces. All compact spaces shall be clearly marked "compact".

(a) Exception, residential garages. All residential parking spaces located within an enclosed garage containing space for no more than four vehicles shall have a minimum width of nine feet and a minimum depth of 20 feet, and shall provide a minimum of 22 feet of vehicle back-up space. Alleys may count toward vehicle back-up space, but not streets.

FIGURE 23.20.090.C: PARKING SPACE AND DRIVE AISLE DIMENSIONS

(2) Parking spaces abutting wall or fence. Each parking space adjoining a wall, fence, column, or other obstruction higher than 30 inches in the vicinity of where a vehicle door may be located shall be increased by two feet.

(D) Parking stall striping. All parking stalls except in a garage or carport containing four or fewer parking spaces shall be clearly outlined with striping.

(E) Wheel stops. Concrete bumper guards or wheel stops shall be provided for all parking spaces except those located within a garage containing four or fewer parking spaces. A six-inch high concrete curb surrounding a

landscape area at least six feet wide may be used as a wheel stop, provided that the overhang will not damage or interfere with plant growth or its irrigation.

A concrete sidewalk may be used as a wheel stop if the overhang will not reduce the minimum required walkway width.

(F) Surfacing. All parking areas shall be paved and improved subject to the approval of the Public Works Director. No unpaved area shall be used for parking.

(1) Pavement standards. Parking areas shall be paved consistent with the following materials or comparable material approved by the Public Works Director.

(a) Asphalt. Two inches of asphaltic concrete on four inches of aggregate base material. This option shall not apply in the RL District or to single-unit residential development.

(b) Concrete. Four inches of Portland cement concrete on three inches of aggregate base material.

(c) Pavers or permeable pavement systems. Pavers or permeable pavement systems with strength equivalent to divisions (a) or (b) above.

(2) Landscaping alternative. Up to two feet of a parking space may overhang into a landscape planter area planted with ground cover plants and bounded by a six inch concrete curb.

FIGURE 23.20.090.F.2: PARKING SPACE SURFACING, LANDSCAPING ALTERNATIVE

• (G) Slope.

(1) Parking areas used exclusively for parking and vehicle maneuvering shall be designed and improved with grades not to exceed a 5% slope.

(2) Driveways used exclusively for ingress and egress or interior parking lot circulation shall be designed and improved with grades not to exceed 15% slope and a transitional slope at the top and bottom subject to Public Works approval, except for driveways within the RL Zone.

(H) Drainage. All parking areas shall be drained consistent with applicable stormwater runoff regulations. Parking areas with three or more parking spaces and all loading facilities shall be designed such that surface water will not drain over any sidewalk.

(I) Perimeter curbing. Parking areas designed to accommodate ten or more vehicles shall provide a six-inch wide and six-inch high concrete curb along the outer edge of the parking facility pavement, except where said pavement abuts a fence or wall. Curbs separating landscaped areas from parking areas shall be designed to allow stormwater runoff to pass through.

• (J) Walkways.

(1) Where a walkway crosses parking areas or loading areas, it must be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method.

(2) Where a walkway is parallel and within two feet of an auto travel lane, it must be raised or separated from the auto travel lane by a physical barrier consisting of a raised curb at least four inches high.

(K) Lighting.

(1) Parking areas designed to accommodate three or more vehicles shall be provided with a minimum of one foot-candle and a maximum of 3.0 foot-candles of light over of the parking and access surface during the hours of use from one-half hour before dusk until one-half hour after dawn.

(2) On-site lighting shall be installed along all vehicular access ways with a minimum of one foot-candle of light over the access way.

(3) All lighting shall comply with the standards of § 23.12.090.

(L) Landscaping and screening. Grade level, unenclosed surface parking areas designed to accommodate three or more vehicles, and which have no structures located above, must be landscaped according to the general standards of Chapter 23.17, as well as the standards of this division.

(1) Landscape area required. A minimum of 10% of the parking lot area, including all driveways and maneuvering areas shall be landscaped.

(2) Minimum planter dimension. No landscape planter that is to be counted toward the required landscape area shall be smaller than 25 square feet in area, or four feet in any horizontal dimension, excluding curbing.

(3) Layout. Landscaped areas shall be well-distributed throughout the parking lot area. A minimum of 10% of the required landscaping shall be located within 15 feet of a building on the site.

(4) Landscaping and screening adjacent to streets and alleys. Landscaping and screening shall be provided between any surface parking area and any adjacent public or private street or alley in compliance with the following:

(a) A landscaped area at least five feet deep shall be provided along the length of the adjacent street or alley.

(b) Screening a minimum 30 inches in height and consisting of one or any combination of the following methods.

1. Walls. Low-profile walls located a minimum of four feet from the property line consisting of brick, stone, stucco, or other quality durable material approved by the Director, and including a decorative cap or top finish as well as edge detail at wall ends.

2. Planting. Plant materials consisting of compact evergreen plants that form an opaque screen.

3. Berms. Berms a minimum of two feet in height and planted with appropriate shrubs and ground cover to achieve a minimum height of 30 inches.

• (5) Landscaping and screening abutting interior lot lines (non-residential lots).

(a) Adjacent to non-residential zone or use. A landscaped area at least three feet wide shall be provided between any surface parking area and any adjacent lot in any district other than Residential for the length of the parking area.

(6) Trees. One 24-inch box size tree shall be provided for each ten parking spaces provided.

• (7) Protection of vegetation.

(a) Clearance from vehicles. All required landscaped areas shall be designed so that plant materials, at maturity, are protected from vehicle damage by providing a minimum two-foot clearance of low-growing plants where a vehicle overhang is permitted, or by wheel stops set a minimum of two feet from the back of the curb.

(b) Planters. All required parking lot landscaping shall be within planters bounded by a concrete curb at least six inches wide and six inches high. Curbs separating landscaped areas from parking areas shall be designed to allow stormwater runoff to pass through.

(8) Visibility and clearance. Landscaping in planters at the end of parking aisles shall not obstruct driver's vision of vehicular and pedestrian cross-traffic. Mature trees shall have a foliage clearance maintained at eight feet from the surface of the parking area. Other plant materials located in the interior of a parking lot shall not exceed 30 inches in height.

(M) Alternative parking area designs. Where an applicant can demonstrate to the satisfaction of the Director that variations in the requirements of this section are warranted in order to achieve environmental design and green building objectives, including but not limited to achieving certification under the LEED™ Green Building Rating System or equivalent, an alternative parking area design may be approved.

(N) Maintenance. Parking lots, including landscaped areas, driveways, and loading areas, shall be maintained free of refuse, debris, or other accumulated matter and shall be kept in good repair at all times.

(O) Valet parking. Valet parking is allowed if an attendant is present or an automated system is in place to move vehicles. Valet parking may be permitted and may count towards the required parking subject to a parking plan approved by the Director.

(Ord. 4823, passed 1-22-24; Ord. 4831, passed 8-26-24; Ord. 4844, passed 4-28-25)