Chapter 19.736 — Development Standards—Vehicular Provisions

No building permit shall be issued until the following requirements are met:

• A. All streets, alleys, and other public rights-of-way shown on plans approved by the City Council and which abut the subject property shall be dedicated to the planned right-of-way line or a deed of dedication deposited in escrow with an escrow agent acceptable to the City Attorney, the delivery of which is conditioned upon the required permit being granted.

• B. All improvements of streets, alleys, and other public rights-of-way which abut the subject property and are required in order to conform to improvement standards approved by the City Council shall be installed, or a performance bond, in a reasonable amount to be determined by the City Engineer, with sureties to be approved by the City Attorney, shall be filed with the City Clerk, or cash in a like amount shall be deposited with the Finance Director to be placed in a trust fund.

• (Ord. 1754, 6/24/2025)

• A. Vision clearance areas shall be provided as follows:

  1. On any corner lot: a triangular area at the street intersection measuring 15 feet along each street property line (or the projections thereof parallel to the centerlines of the streets) from the point of intersection of such property lines (or the projections thereof);

  2. At the intersection of an alley with a street, or at the intersection of two (2) alleys, or at an angle point where the alignment of an alley changes by sixty degrees or more: a triangular area measuring 15 feet along each street or alley property line from the point of intersection of the property lines;

  3. At any driveway entrance from or exit to a street: triangular areas on each side of the driveway measuring 15 feet along the street property line and 15 feet along the edge of the driveway from the point of intersection of the edge of the driveway with the street property line.

• B. Within a required vision clearance area there shall be no fence, tree, shrub, or other obstruction to sight between two (2) feet and seven (7) feet above the established street grade. Where the vision clearance area for an existing driveway falls on adjacent property, no additional obstruction in the two-foot to seven-foot height range shall be placed in the vision clearance area. Where existing obstructions exist on adjacent property in the two-foot to seven-foot height range, any new driveway constructed on the subject property shall be located so as to not have any such obstructions in its vision clearance areas.

• (Ord. 1754, 6/24/2025)

• A. In case of any conflict between the requirements of this section and any safety requirements pursuant to the Fire Code, the Fire Code requirements shall prevail.

• B. Every garage, carport, parking area, loading area, drive-in or drive-through service area, or other off-street vehicular waiting or maneuvering area shall be connected to one or more public streets or alleys by one or more driveways meeting the standards set forth in this section.

• C. Driveway Width.

  1. In the various zones, the width of any driveway shall be within the limits shown in Table 19.736.030.

  2. Where the driveway approach width at the street property line required by the City Engineer pursuant to Title 12 is different from the driveway width required by this section, a variable width transition segment outside the street right-of-way shall be provided to provide a smooth connection.

• D. Driveway Length. Within the mixed-use zones, the minimum length of a driveway extending from a street to a parking area shall be 25 feet. A parking aisle providing access into a parking space shall not overlap the minimum required driveway length. In addition, the City Engineer may require a greater driveway length for larger parking lots, based on the amount of vehicular traffic generated with the existing and/or proposed land use, and the volume and speed of traffic on the adjacent street.

• E. Driveway Height Clearance. Within the required driveway width, there shall be no obstruction from the driveway surface to a height of 8 feet. In addition, any portion of a driveway not covered by a building or porte cochere shall be unobstructed to a height of 14 feet.

• F. Driveway Curvature. The minimum turning radius for any curve in a driveway shall be 25 feet measured to the outside edge of the driveway. The minimum turning radius for parking aisles shall be 25 feet.

• G. Driveway Circulation Pattern.

  1. Driveways and on-site circulation shall be arranged so that vehicles are not required to back into a street.

  2. Outer turning radius of all drive aisles shall be 20 feet minimum.

  3. In all zones, in order to preclude backing from a parking space into an alley, there shall be no direct entry from an alley to a parking space.

• H. Corner Lots. Corner lots shall include two (2) driveways on each street frontage (primary street and secondary/side street).

• (Ord. 1754, 6/24/2025)

• A. In connection with the use of each lot, sufficient off-street parking space shall be provided to meet the demand created by all activities on the lot. The minimum requirements for each use shall be as shown in Table 19.736.040, entitled Parking Spaces Required. Additional or a reduction in requirements may be imposed, based upon substantiated estimates, as a condition of approval of a development under site plan review, conditional use permit, or other development approval procedure provided for in this Title. For uses or property for which no parking requirement is set forth in Table 19.736.040, nor previously determined under the interpretation procedure (Section 19.128.010 ), nor established under a development approval procedure, a parking requirement shall be determined for that type of use pursuant to the interpretation procedure set forth in Section 19.128.010 .

• B. The floor area of any space used for parking, loading, or vehicular circulation shall not be included in the gross floor area use to calculate a parking requirement.

• C. Where there is more than one (1) activity or use on a lot, the total parking space requirement shall be the sum of requirements for the separate components unless a conditional use permit is granted by the City for shared parking. An application for shared parking facilities may be considered for uses with significantly different peak hours of operation which must meet the following requirements:

  1. A parking study prepared by a traffic engineer shall be submitted by the applicant demonstrating that there will not exist substantial conflict in the peak hours of parking demand for the uses for which joint use is proposed.

  2. The number of parking spaces credited from one use to another under a shared parking agreement shall not create a situation where either use does not maintain the minimum number of spaces deemed necessary during peak hours of operation.

  3. Parking spaces designated for joint use shall be located within a reasonable proximity to the use served as determined by the permit issued.

  4. A written agreement shall be drawn to the satisfaction of the City Attorney and executed by all parties concerned assuring the continued availability of the number of spaces designated for joint use.

• D. Where an off-street parking district has been established, the parking space requirement for each property within the district shall be reduced by the share of the total spaces provided by the district which is proportional to the share of the district assessment borne by the same property.

• E. Any fractional space requirement resulting from the calculation of required parking spaces shall be disregarded if less than 0.50 space and shall be counted as one required space if 0.50 or greater.

(Ord. 1754, 6/24/2025)

• A. Required residential parking shall be located on the same lot as the activities or uses served, except as follows:

  1. Required parking may be located on a lot adjacent to the lot served subject to a recorded covenant as provided in subsection B of this section.

  2. Any required parking provided by means of an off-street parking district is not subject to a specific location requirement.

• B. Where required parking is not on the same lot as the activity or use served, a covenant running with the land shall be recorded by the owner of the parking lot guaranteeing to the City that the required parking will be maintained for the use or activity served.

• (Ord. 1754, 6/24/2025)

• A. Except as further provided in this section, the layout of parking areas shall meet the standards shown in Table 19.736.060, entitled Parking Layout Standards.

• B. There shall be a clear vehicular entry to every required parking space at least equal in width to the required width of the space.

• C. Each parking space and aisle shall have a clear height of at least six and one-half feet. For all nonresidential parking areas, at least 20 percent of the spaces provided, together with their associated parking aisles, shall have a clear height of at least seven feet.

• D. Required parking spaces shall meet the requirements for standard car parking as shown in Table 19.736.060 entitled Parking Layout Standards; except, for any parking area of ten or more spaces, not more than 30 percent of the required spaces may be for compact car parking. With justification for certain uses, a conditional use permit may be considered to permit the percentage of compact spaces to exceed 30 percent.

• E. Any parking area shall provide internal circulation for access to all spaces without causing vehicles to back into or reenter a street.

• F. Waiting (queuing) spaces shall not overlap parking aisles or driveways.

(Ord. 1754, 6/24/2025)

• A. Except as otherwise specified in this Title, parking may be provided in parking lots, carports, garages, or other parking structures.

• B. Drainage. All areas for the movement, parking, loading, repair, or storage of vehicles shall be graded and drained to dispose of surface water. In all cases except single-family residential uses, drainage shall be arranged to prevent surface flow across walkways and driveways.

• C. Paving.

  1. All areas for the movement, parking, loading, repair, or storage of vehicles shall be paved and maintained to eliminate dust and mud, to provide an even, unbroken driving surface, and to present a uniform appearance.

  2. All paving shall meet one of the following minimum standards:

     • a. Portland cement concrete, three and five-eighths inches thick;

     • b. Asphalt, one and one-half inches thick on a 4-inch aggregate base;

     • c. Other pavement determined by the Director to be equivalent to one of the above standards in useful life, serviceability, and appearance.

• D. Wheelstops. In all angle parking stalls (including ninety-degree parking) facing the perimeter of a parking area, individual concrete wheelstops or a six-inch high poured-in-place concrete curb shall be provided, located two feet inside the front boundary of the stalls.

• E. Surface Parking.

  1. Parking lots shall be placed to the side or rear of buildings. There shall be no vehicular parking between residential fronts and the public right-of-way.

  2. Parking lots shall be connected to all building entrances by means of internal pedestrian walkways. Pedestrian walkways shall be not less than 6 feet wide.

  3. Access drives shall be at least 200 feet apart and at least 100 feet from side property lines and street intersections unless an approved shared drive is provided or the driveway location does not create a traffic hazard to adjacent property.

  4. Parking lot landscaping shall be located to discourage pedestrians from having to cross any landscaped areas to reach building entrances from parked cars.

  5. Maximum number of driveways:

     • a. One driveway for lot frontage up to 150 feet.

     • b. Two driveways for lot frontage 150 feet to 299 feet.

     • c. One driveways for each additional 300 feet.

• F. Residential Garage. If garage parking is provided, the following standards shall apply:

  1. Garage doors may occupy no more than 40 percent of a building's street frontage and shall be recessed a minimum of 18 inches from a street-facing wall plane.

  2. Street-facing garage doors serving individual units that are attached to the structure must incorporate one or more of the following so that the garage doors are visually subservient and complementary to other building elements:

     • a. Garage door windows or architectural detailing consistent with the primary dwelling.

     • b. Arbor or other similar projecting feature above the garage doors.

• c. Landscaping occupying 50 percent or more of driveway area serving the garage (e.g., "ribbon" driveway with landscaping between two parallel strips of pavement for vehicle tires)

  3. Each garage space shall be equipped with an automatic door opener and a roll-up sectional or similar garage door that does not extend onto the apron. On multifamily dwellings, a security gate on a multi-space garage is permitted.

  4. For attached private garage, the design shall include adequate space for waste/solid storage and a water heater unit.

• G. Tandem Parking. Tandem parking may be permitted to satisfy the off-street parking requirement for a residential unit in accordance with the following:

  1. No more than two vehicles shall be placed one behind the other.

  2. Both spaces shall be assigned to a single dwelling unit.

  3. The tandem parking bay shall be a minimum 39 feet by 9 feet in interior dimensions.

  4. Tandem parking to meet required parking for multiunit development shall not exceed 50 percent of the total provided number of spaces.

  5. Tandem parking shall not be used to satisfy the parking requirement for guest parking.

  6. The minimum vertical clearance shall be 8 feet.

• H. Guest Parking. Parking for visitors and/or employees shall be accommodated onsite in garages, parking areas, or along internal streets to minimize spillover to adjacent residential neighborhoods.

• I. Bicycle Parking. Bicycle spaces shall be distributed throughout the site. Bicycles may be parked anywhere on a lot, in compliance with pedestrian and vehicular access standards.

• J. Developments near Public Transit. A major transit stop includes a rail transit station or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods.

• K. Shared Parking for Underutilized Parking Spaces. Shared parking may be permitted for developments where at least 20% of parking spaces are vacant during the proposed shared parking hours. A signed agreement between entities proposing shared parking and an explanation demonstrating how the shared parking improves efficiency or reduces parking demand shall be provided.

• L. Landscaping.

  1. Landscaped Buffers Along Streets. Every parking area adjacent to a street shall be set back from the property line as required by Section 19.520.020 . Such setback areas shall be permanently landscaped in accordance with the requirements of Chapter 19.532 .

  2. Landscaped Buffers Along Alleys. Except for driveways and walkways, a minimum 4- foot-wide landscaped planter shall be provided along all parking areas adjacent to an alley.

  3. Interior Landscaping.

     • a. All Mixed-Use Zones. Within the parking area of any parking lot with 10 or more parking spaces, an area equal to at least 7 percent of the total parking and driveway area shall be landscaped with trees and some combination of shrubs, vines and ground cover.

• b. All interior parking area landscaping shall be reasonably distributed throughout the area in order to avoid a monotonous appearance and to enhance the visual attractiveness of the area, especially those portions in public view.

  - c. All portions of a parking area not improved for parking aisles and stalls and more than 5 feet by 5 feet in size shall be landscaped. Any portion of the parking area not landscaped shall be paved. 
  
  - d. **Curbs Required.** At all boundaries between landscaped areas and paving, a 6-inchhigh concrete curb shall be provided unless reduced curb is required as part of the Water Quality Management Plan (WQMP). 
  

  4. Landscaped Buffers Along Residentially Zoned Properties. Every parking area adjacent to residentially zoned property shall be set back from the property line as required by Section 19.532.010 . Such setback areas shall be permanently landscaped in accordance with the requirements of Chapter 19.532 .

• M. Marking of Parking Spaces. All parking areas serving nonresidential uses shall be marked as follows:

  1. Double lines separating stalls, with minimum 4-inch-wide stripes and a minimum 8 inch separation;

  2. Spaces for handicapped parking and for compact cars shall be so identified;

  3. In accordance with any additional standards for marking of parking areas which may be adopted pursuant to Section 19.124.050 .

• N. Lighting. Security lighting for non-residential uses shall be provided in all parking areas accessible to public entry after dark, subject to the following criteria:

  1. All artificial lighting shall be so designated to provide safety and security to the property users, as well as the enhancement of the general appearance of the development. Use of unhoused, bare bulbs shall be avoided.

  2. Security lighting for non-residential uses in the commercial zones shall provide the following requirements:

     • a. The equivalent of one foot candle minimum of illumination shall be provided throughout the parking area.

     • b. All security lighting shall be on a time clock or photo sensor system.

  3. Building-mounted lighting fixtures shall not project above the fascia or roof line. Recessed wall mounts are encouraged.

  4. Pole mounted luminaires shall not exceed the height of the buildings on the site, unless otherwise approved by the Director.

  5. All luminaires shall be designed, shielded, or aimed in such a manner so as not to produce glare upon adjacent properties or rights-of-way.

6. All required lighting shall be permanently maintained as a condition of the use.

(Ord. 1754, 6/24/2025)

In addition to other requirements of this Division, a parking structure shall be subject to the following requirements.

• A. For any portion of a parking structure within 50-feet of a residential zone, openings, other than for pedestrian or vehicular access shall be visually screened on any wall which faces the residential zone. Furthermore, any ramp and the top level parking surface shall have a minimum of 5-foot high perimeter solid wall as measured from the floor of the parking surface.

• B. For the purpose of screen parking vehicles from public view on all other levels, there shall be a minimum of 48-inch high perimeter architectural screen or wall as measured from the finished floor, for all parking areas within the structure.

  1. A parapet may count as an architectural screen if it meets the height requirement and effectively blocks the view of parked vehicles.

  2. Examples of acceptable architectural screens include solid walls, perforated metal panels, decorative masonry, louvered screens, or vegetation walls, provided they are designed to complement the overall architectural style of the building and sufficiently obscure parked vehicles from public view.

• C. The use of materials and the architectural design for the parking structure shall be compatible with the other structures on the property.

• D. Suitable trees of a size and height relative to the scale and height of the structure shall be planted near and around the parking structure.

• E. The exterior elevations of parking structures shall be designed to minimize the use of blank concrete facades. This can be accomplished through the use of textured concrete, planters or trellises, or other architectural treatments.

  1. Any driveway providing access to a parking structure shall have a minimum width of 25 feet.

  2. Parked vehicles at each level in the structure shall be shielded from view of adjoining streets.

  3. If a toll or fee booth is in the driveway area, the driveways on either side of the booth shall have a minimum width of 14 feet and minimum depth of 40 feet from the property line to the booth to ensure vehicles can queue without obstructing traffic.

  4. The maximum length of a parking aisle without being intersected by another parking aisle or driveway shall be 300 feet.

  5. All ramps shall be provided with transition zones at the top and bottom of the ramp. Ramps with a grade of 10 percent or less shall have a transition zone at least 8 feet in length. Ramps with a grade of greater than 10 percent shall have transition zones at least 12 feet in length. The grade of a transition zone shall not exceed one-half the grade of the ramp it serves.

  6. Minimum lighting requirement at entrances and exits is 20 foot-candles. Minimum lighting requirement of parking areas is 1.0 foot-candles.

  7. The minimum distance of entry/exit from a corner intersection is 150 feet.

  8. Large illuminated signs with architectural features, such as an arch or canopy, shall be used at the entrance to emphasize the facility entry and attract patrons.

9. Drive aisles shall be designed with a minimum turning radius of 25 feet to accommodate safe maneuvering of vehicles.

• (Ord. 1754, 6/24/2025)

Loading areas for nonresidential uses shall provide off-street loading spaces subject to Section 19.536.100 .

(Ord. 1754, 6/24/2025)

• A. This section is intended to meet the requirements of the California Government Code Section 65089(b)(3) which requires development of a trip reduction and travel demand element to the CMP, and California Government Code Section 65089.3(a)(2) which requires adoption and implementation of Trip Reduction and Travel Demand Ordinance.

• B. New commercial, office, industrial, and mixed use developments employing 100 persons or more may adversely impact existing transportation and parking facilities, resulting in increased motor vehicle emissions, deteriorating levels of service, and possibly significant additional capital expenditures to augment and improve the existing transportation system. In order to more efficiently utilize the existing and planned transportation system and to reduce vehicle emissions, it is the policy of the City to:

  1. Reduce the number of peak-period vehicle trips generated in association with new development.

  2. Promote and encourage the use of alternative transportation modes such as ridesharing, car pools, vanpools, public bus, and rail transit, bicycles, and walking as well as those facilities that support such modes.

  3. Achieve related reductions in vehicle trips, traffic congestion, and public expenditure and achieve air quality improvements through utilization of existing local mechanisms and procedures for project review and permit processing.

  4. Promote coordinated implementation of strategies on a county-wide basis to reduce transportation demand.

  5. Achieve the most efficient use of local resources through coordinated and consistent regional and local TDM programs.

• C. For applicable new mixed-use development projects estimated to employ 100 persons or more, shall meet the standards and requirements set forth in Chapter 19.540 .

• (Ord. 1754, 6/24/2025)