Chapter 18 — 16Parking and Loading

The purposes of the parking and loading regulations are to:

• A. Ensure that adequate off-street parking and loading facilities are provided for new land uses and major alterations to existing uses;

• B. Minimize the negative environmental and design impacts that can result from parking and loading areas;

• C. Ensure that adequate 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 situations expected to have lower vehicle parking demand.

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 Buildings and Land Uses.

  1. Change of Use of Existing Buildings. When a new use is established in an existing building, parking shall be provided as follows.

     • a. DMX District. No additional parking is required for a change of use in the DMX District provided the building square footage on site is not increased by more than 500 square feet.

     • b. Districts Other Than DMX. In all districts other than the DMX District, additional on-site parking and loading shall be provided when a change in use creates an increase of 10 percent or more in the number of required on-site parking or loading spaces. Additional on-site parking and loading shall be provided for the change in use and not for the entire building or site.

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2. Additions or Expansions of Existing Buildings. When an addition or expansion of floor area creates an increase of 10 percent or more in the number of required on-site parking or loading spaces, additional on-site parking and loading shall be provided for the increased square footage and not for the entire building or site.

3. Existing parking and loading that is not in excess of the required spaces shall be maintained. 4. A change in occupancy is not considered a change in use unless the new occupant is in a different use classification as defined in Chapter 18.34, Use Classifications, than the former occupant.

4. Additional parking and loading spaces are not required for the reconstruction of an existing building when there is no increase in floor area.

• C. When Constructed. Parking and loading facilities required by this Chapter shall be constructed or installed prior to the issuance of a Certificate of Occupancy for the uses that they serve.

• 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 provision does not apply to stalls converted to accommodate ADA parking.

• B. Nonconforming Parking or Loading. An existing use of land or structure shall not be deemed to be nonconforming solely because of a lack of parking and/or loading facilities required by this Chapter, provided that facilities used for parking and/or loading as of the date of adoption of this Code are not reduced in number to less than what this Chapter requires.

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

• A. Minimum Number of Spaces Required. Each land use shall be provided at least the number of parking spaces stated in Table 18.16.040, Required Number of Parking Spaces. The parking requirement for any use not listed in Table 18.16.040 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.

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TABLE 18.16.040: REQUIRED NUMBER OF PARKING SPACES

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TABLE 18.16.040: REQUIRED NUMBER OF PARKING SPACES

• B. Calculation of Required Spaces. The number of required parking spaces shall be calculated according to the following rules:

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1. 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 total floor area, unless otherwise stated. See Section 18.02.030.E, Determining Floor Area.

2. Employees. Where a parking or loading requirement is stated as a ratio of parking spaces to employees, the number of employees shall be based on the largest shift that occurs in a typical week.

3. Bedrooms. Where a parking requirement is stated as a ratio of parking spaces to bedrooms, any room meeting the standards of the Building Code as a sleeping room shall be counted as a bedroom.

4. Seats. Where parking requirements are stated as a ratio of parking spaces to seats, each 80 inches of bench-type seating at maximum seating capacity is counted as one seat.

• C. 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 Section 18.16.050, Parking Reductions.

The number of parking spaces required by Section 18.16.040, Required Parking Spaces, may be reduced as follows.

• A. Motorcycle Parking. Motorcycle parking may substitute for up to five percent of required automobile parking. Each motorcycle space must be at least four feet wide and seven feet deep.

• B. 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 an Administrative Use Permit, if the review authority finds that:

  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;

  2. The proposed number of parking spaces to be provided will be adequate to serve each use; and

  3. In the case of a shared parking facility that serves more than one property, a parking agreement has been prepared consistent with the provisions of Section 18.16.070.B.1, Allowance for Off-Site Parking.

• C. Other Parking Reductions. Required parking for any use may be reduced through approval of an Administrative Use Permit as follows.

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1. Criteria for Approval. The review authority may only approve an Administrative Use Permit for reduced parking if it finds that:

   • a. Special 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; or because the applicant has undertaken a transportation demand management program—exist that will reduce parking demand at the site; and

   • b. The use will adequately be served by the proposed parking.

2. Parking Demand Study. In order to evaluate a proposed project’s compliance with the above criteria, submittal of a parking demand study by a licensed Traffic Engineer that substantiates the basis for granting a reduced number of spaces may be required.

Parking requirements of this Chapter may be satisfied within an area heretofore designated under a plan or plans and approved by the City Council by participation in a municipal parking assessment district formed under provisions of California legislation.

• A. Front and Street Side Setbacks. Parking spaces required pursuant to this Chapter shall not be located within a required front or street side setback.

• B. 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 parking may be located off-site provided the offsite parking facility is located within 500 feet of the principal entrance containing the use for which the parking is required, along a pedestrian route, and a written agreement as provided below is provided by the applicant.

     • a. Parking Agreement. A written agreement between the owner of the parking facility and the applicant shall be provided in a form acceptable to the City that provides, at a minimum, a guarantee that the spaces to be provided will be maintained and reserved for the uses served for as long as such uses are in operation.

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• A. Construction equipment, including but not limited to tractors, backhoes, Bobcats, dump trucks and forklifts, and farm equipment shall not be parked in the front yard in an RL District, except for such construction equipment as is necessary as a result of active construction occurring on that property.

• B. All vehicles (including without limitation automobiles, trucks, recreational vehicles, campers, trailers, or motorcycles), boats, or snowmobiles that are parked in the front yard in an RL District shall comply with the following standards:

  1. Access. Vehicles shall be parked in an area accessed through a curb cut approved and constructed for vehicle access to the subject property.

  2. Visibility at Driveways on Neighboring Property. Vehicles shall not be parked within five feet of the point of intersection of a side property line and the back of sidewalk or back of curb where there is no sidewalk.

  3. Surfacing. Vehicles shall be parked on a paved surface or on an unpaved surface, such as gravel, which complies with City standards regarding materials, placement and compaction.

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FIGURE 18.16.080: RL DISTRICT PARKING

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• 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. Every parking lot containing ten or more automobile parking spaces shall provide short-term bicycle parking spaces at a rate of 20 percent of the total number of automobile parking spaces.

  2. Location.

     • a. Short-term bicycle parking shall be located within 50 feet of a main entrance to the building it serves.

     • b. 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 with a high-security U-shaped shackle lock if both wheels are left on the bicycle. 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, pedestrian ways, and vehicle parking spaces.

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FIGURE 18.16.090.A: SHORT-TERM BICYCLE PARKING

• 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 and Group Residential development.

     • 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 30 vehicle spaces.

  2. Location. Long-term bicycle parking must be located on the same lot as the use it serves.

  3. Covered Spaces. At least 50 percent 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, and 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

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  - 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, pedestrian ways, and vehicle parking spaces.

• C. 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 18.26, Modifications, if the review authority finds that:

  1. Adequate site space is not available on an existing development to provide bicycle parking; or

  2. Reduced bicycle parking is justified by reasonably anticipated demand; or

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

All uses requiring the receipt or distribution by vehicles or trucks of material or merchandise shall provide off-street loading and unloading areas to handle the volume of truck traffic and loading requirements.

• A. Nonresidential Buildings. Every new nonresidential building, and every nonresidential building enlarged by more than 10,000 square feet of floor area that is to be occupied by a use requiring the receipt or distribution by vehicles or trucks of material or merchandise shall provide off-street loading and unloading areas as stated in Table 18.16.100, Required Loading Spaces.

TABLE 18.16.100: REQUIRED LOADING SPACES

1. Multi-Tenant Buildings. The floor area of the entire building shall be used in determining spaces for multi-tenant buildings. A common loading area may be required, if each tenant

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space is not provided a loading area. Drive-in roll-up doors for multi-tenant industrial projects may be substituted for required loading areas.

2. Reduction in Number of Loading Spaces Required. The loading space requirement may be waived 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. Design and Development of Loading Areas. All loading areas shall be designed and developed consistent with adopted City standards and the following standards

  1. Location. All required loading areas shall be located on the same site as the use served. Loading areas shall not be located within the required front setback.

  2. Screening. Loading areas shall be screened from public view by building walls, or a uniformly solid fence or wall, or any combination thereof, not less than six feet in height.

  3. Minimum Size. Each on-site loading space required by this Chapter shall not be less than 12 feet wide, 45 feet long, and 14 feet high, exclusive of driveways for ingress and egress and maneuvering areas. 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.

  4. Driveways for Ingress and Egress and Maneuvering Areas. Each loading berth shall be accessible from a street or alley.

  5. Entrances and Exits. Entrances and exits shall be provided at locations approved by the Director of Public Works.

6. Surfacing. All loading areas shall be paved to provide a durable, dustless surface, and shall be graded and drained to allow disposal of surface water.

All parking areas shall be designed and developed consistent with adopted City standards and the following standards.

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• A. Tandem Parking. Tandem parking may be permitted to satisfy parking requirements 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 or non-residential establishment.

  3. Tandem parking to meet required parking for multi-unit residential development shall be located within an enclosed structure.

  4. Tandem parking shall not be used to meet the guest parking requirement.

• B. Parking Access. Parking access areas shall be designed to ensure vehicular access to parking spaces as determined by the Public Works Director.

  1. Entrance and Exit Location. Entrances and exits shall be provided at locations approved by City staff.

  2. RL District Limitation on Curb Cuts. In the RL District, no more than 40 percent of a property’s frontage shall be used for curb cuts for driveways.

• C. Size and Dimensions of Parking Spaces and Drive Aisles. Parking spaces located in a garage or carport shall not be less than 10 feet in width and 20 feet in length. All other parking spaces shall have minimum dimensions as indicated in Table 18.16.110.C, Minimum Parking Space and Drive Aisle Dimensions.

  1. Compact Car Parking Spaces. In any parking lot with over 30 spaces, up to 30 percent of the required number of off-street parking spaces may be compact car size.

TABLE 18.16.110.C: MINIMUM PARKING SPACE AND DRIVE AISLE DIMENSIONS

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FIGURE 18.16.110.C: PARKING DIMENSIONS

• D. Carpool, Vanpool, and Alternate Fuel Vehicle Parking. In nonresidential development which requires more than 100 parking spaces, a minimum of five percent of the total spaces shall be posted as reserved spaces in preferred locations (shortest pedestrian route after accessible parking spaces) for carpools, vanpools, and alternate fuel vehicles to encourage use of these modes of transportation.

• E. Bumper Rails. Bumper rails shall be provided where needed for safety or to protect property.

  1. A six-inch high concrete curb surrounding a landscape area at least six feet wide may be used as a bumper rail, provided that the overhang does not exceed two feet and will not damage or interfere with plant growth or its irrigation.

  2. A concrete sidewalk may be used as a bumper rail if the vehicle overhang does not exceed two feet and the walkway maintains the minimum width required by ADA or other provision of this Code.

3. An overhang provided pursuant to E.1. and E.2., above, may count toward the stall length dimension of the parking space.

• F. Surfacing. The parking area, aisles, and access drives shall be paved to provide a durable, dustless surface, and shall be graded and drained to allow disposal of surface water.

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1. Landscaping Alternative. Up to two feet of the front of a parking space as measured from a line parallel to the direction of the bumper of a vehicle using the space may be landscaped with ground cover plants instead of paving.

• G. Perimeter Curbing. Parking areas designed to accommodate six 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.

• H. Shading. Parking areas designed to accommodate six or more vehicles shall provide shading for a minimum of 40 percent of the parking areas. Shade may be provided by structures (such as solar canopies or carports), trees, or other equivalent mechanism. If shade is provided by trees, sufficient trees shall be planted so that, upon those trees reaching 15 years of age, the stalls and back-up areas are at least 40 percent shaded on June 22nd of each year when the sun is directly overhead.

• I. Lighting. Parking lot lighting shall be required for areas designed to accommodate six or more vehicles, providing a minimum of one-half foot-candle and a maximum of three foot-candles of light during the hours of use from one-half hour before dusk until one-half hour after dawn.

  1. The height of lighting fixtures shall not exceed 30 feet.

  2. Light standards shall be mounted on reinforced concrete pedestals or otherwise protected from damage from automobiles.

  3. All lighting used to illuminate an off-street parking or loading area shall be designed to direct light and glare away from any adjoining lots, residential areas, and public streets.

  4. Lighting design shall be coordinated with the landscape plan to ensure that vegetation will not substantially impair the intended illumination.

• J. Parking Area Landscaping. Parking areas designed to accommodate six or more vehicles must be landscaped according to the general standards of Chapter 18.13, Landscaping, as well as the standards of this Subsection.

  1. Landscape Area Required. A minimum of five percent of uncovered parking lot area (i.e. not under a solar canopy or other cover) shall be landscaped.

  2. Minimum Planter Dimension. No landscape area smaller than four feet in any horizontal dimension, excluding curbing, shall count toward required landscaping.

  3. Layout. Landscaped areas shall be well-distributed throughout the parking lot area. Parking lot landscaping may be provided in any combination of:

     • a. Landscaped planting strips at least four feet wide between rows of parking stalls;

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• b. Landscaped planting strips between parking areas and adjacent buildings or internal pedestrian walkways;

  • c. Landscaped islands located between parking stalls or at the ends of rows of parking stalls; and

  • d. On-site landscaping at the parking lot perimeter.

4. Required Landscaped Islands. A landscaped island at least four feet in all interior dimensions and containing at least one 15-gallon tree shall be provided at each end of each row of uncovered parking stalls and a minimum of one landscaped island every 40 feet of an uncovered parking stall row.

5. Landscaped Buffer Adjacent to Right-of-Way. A landscaped area at least five feet wide shall be provided between any surface parking area and any property line adjacent to a public street.

   • a. Where the parking area is located across the street from a Residential District, the landscaped area shall contain shrubs or fencing a minimum of 30 inches high.

6. Landscaped Buffer Abutting Interior Lot Line.

   • a. Residential Districts. In Residential Districts, a landscaped area at least five feet wide shall be provided between any surface parking area containing six or more required parking spaces and any adjacent lot for the length of the parking area.

   • b. Other Districts. In all Districts other than Residential Districts, a landscaped area at least three feet wide shall be provided between any surface parking area and any adjacent lot for the length of the parking area except where abutting a Residential District boundary, the landscaped area shall be at least five feet wide for the length of the parking area.

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.

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8. Visibility and Clearance. Parking area landscaping shall comply with Section 18.11.110, Visibility at Driveways and Intersections.

   • a. Landscaping in planters at the end of parking aisles shall not obstruct driver’s vision of vehicular and pedestrian cross-traffic.

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FIGURE 18.16.110.J: PARKING LOT LANDSCAPING

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FIGURE 18.16.110.J.7: CLEARANCE FROM VEHICLES

• K. Alternative Parking Area Designs. Alternative parking area designs may be approved with a Modification pursuant to Chapter 18.26, Modifications, where the review authority finds that variations in the requirements of this Section are warranted to achieve environmental design and green building objectives, including but not limited to achieving certification under the LEED Green Building Rating System or equivalent.

• L. Maintenance. Parking lots, including landscaped areas, driveways, and loading areas, shall be maintained free of refuse, debris, or other accumulated matter and shall always be kept in good repair.

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