Division 5 — PARKING AND LOADING REGULATIONS

(a)

The requirements of this division shall be met for any new building constructed, any new use established, any addition or enlargement of an existing building or use, and any change in the occupancy of an existing building.

(b)

For additions or enlargements of any existing building or use, or any change of occupancy or manner of operation that would increase the number of parking spaces required, the additional parking spaces shall be required only for such addition, enlargement, or change and not for the entire building or use, unless required as a condition of approval of a conditional use permit. No existing parking may be counted as meeting this requirement unless it exceeds the requirements for the original building, and then only that excess portion may be counted.

(c)

Off-street automobile parking space being maintained in connection with any existing main building or use shall be maintained so long as said main building or use remains, unless an equivalent substitute number of such spaces is provided and thereafter maintained conforming to the requirements of this section. However, this regulation shall not require the maintenance of more automobile parking space than is required herein for a new building or use, or the maintenance of such space for any type of building or use other than those specified herein.

(d)

All licensed vehicles incapable of movement under their own power shall be stored in an entirely enclosed space, except in cases of emergency.

(e)

Except as hereinafter provided, required parking facilities needed for any development shall be located within three hundred (300) feet of the building or use they are required to serve and on the same site; and be on the same site as said building or use unless an irrevocable access and/or parking easement is obtained, in which case the parking may be on an adjacent site. Property within the ultimate right-of-way of a street or highway shall not be used to provide required parking or loading spaces.

(f)

In the case of mixed-use developments, the total number of required off-street parking spaces shall be the sum of the requirements for the each of the uses computed separately. Off-street parking facilities required for one (1) use shall not be considered as providing the required parking facilities for any other use.

(g)

Where the parking requirements for a use are not specifically defined herein, the parking requirements for such use shall be determined by the community development director in the manner set forth in section 293. Such determination shall be based upon the requirements for the most comparable use specified herein.

(Ord. No. 24-03, § 2, 9-17-24)

Parking spaces shall be provided and thereafter maintained for all buildings and uses established within the city as specified in table 29-128.1, unless otherwise specified in state law. After computing the required number of parking spaces, any fraction of one-half (½) of a space or less shall be rounded down to the preceding whole number; fractions greater than one-half (½) shall be rounded up to the next whole number.

Table-29-128.1 Required Parking Spaces

(Ord. No. 24-03, § 2, 9-17-24)

Public accommodations or facilities, including commercial, office, manufacturing, civic, limited use, and multi-family dwellings of five (5) or more units, shall provide parking spaces for the physically handicapped in compliance with the Americans with Disabilities Act (ADA) Accessibility Guidelines outlined in the following provisions:

(1)

Size of space. The minimum length of each parking space shall be eighteen (18) feet with a minimum width of nine (9) feet.

(2)

Van accessible space. One (1) accessible van parking space, and not less than one (1), shall be provided for every eight (8) regular accessible spaces. Such van spaces shall be nine (9) feet in width.

(3)

Access aisles. Parking access aisles (five (5) feet wide for standard cars and eight (8) feet wide for vans) shall be part of an accessible route to the building or facility entrance. Two (2) accessible parking spaces may share a common access aisle.

(4)

Number of required spaces. The required number of accessible parking spaces per total number of spaces is provided in table 29-129.1.

Table 29-129.1 Accessible Parking Space Requirements

a.

If only one (1) space is provided, it shall be seventeen (17) feet wide and marked to provide a nine (9) foot parking area and an eight (8) foot loading and unloading area.

b.

When more than one (1) space is provided, in lieu of providing a 17-foot-wide space for each parking space, two (2) spaces may be provided within a twenty-six (26) foot-wide area marked to provide a nine (9) foot parking area on each side of an eight (8) foot loading/unloading area in the center (see figure 29-129.1).

Figure 29-129.1 Accessible Parking Space Configuration

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(5)

Location. Spaces shall be located as follows:

a.

Parking spaces for the physically handicapped shall be located as near as practical to a primary entrance.

b.

Slope of parking space. Surface slopes of parking spaces for the physically handicapped shall be the minimum possible, and shall not exceed two (2) percent in any direction.

c.

Arrangement of parking area. In each parking area, a bumper or curb shall be provided and located to prevent encroachment of cars over the required width of walkways. Also, the space shall be so located that a handicapped person is not compelled to wheel or walk behind parked cars other than his/her own. Pedestrian ways which are accessible to the physically handicapped shall be provided from each such parking space to related facilities, including curb cuts or ramps as needed. Ramps shall not encroach into any parking space except where such encroachment into the length of any handicap space does not limit the handicapped person's capability to leave or enter the vehicle.

(6)

Signing.

a.

Identification. Each parking space reserved for the handicapped shall be identified by a permanently affixed reflectorized sign constructed of porcelain on steel, beaded text, or equal, displaying the international symbol of accessibility. The sign shall not be smaller than seventy (70) square inches in area and shall be centered at the interior end of the parking space at a minimum height of eighty (80) inches from the bottom of the sign to the parking space finished grade, or centered on the wall at the interior end of the parking space at a minimum height of thirty-six (36) inches from the parking space finished grade, ground or sidewalk.

b.

Pursuant to California Vehicle Code section 22511.8(d), a sign shall also be posted, in a conspicuous place, at each entrance to the off-street parking facility, not less than seventeen (17) inches by twenty-two (22) inches in size, with lettering not less than one (1) inch in height, which clearly and conspicuously states the following:

"Unauthorized vehicles not displaying the distinguishing placards or license plates issued for physically handicapped persons may be towed away at the owner's expense. Towed vehicles may be reclaimed at or by telephoning."

The sign shall also reference California Vehicle Code 22511.8(d).

c.

The surface of each parking place shall have a surface identification duplicating the symbol of accessibility in blue paint, at least three (3) square feet in area.

(7)

Vertical clearance. Entrances to and vertical clearances within parking structures shall have a minimum vertical clearance of eight (8) feet two (2) inches where required for accessibility to handicap parking spaces.

(8)

Additional requirements. For additional accessible site development requirements, including curbs, ramps and landing requirements refer to the California Code of Regulations, Title 24 for the accommodation of the disabled.

(Ord. No. 24-03, § 2, 9-17-24)

All sites located on blocks 18, 19, 20, 21, 22, 23, 24, and 25, and the south half of blocks 6, 7, 8 and 9, and the north half blocks of 34, 35, 36, and 37 are exempt from the off-street parking requirements otherwise required by this division as shown on figure 29-130.1. Residential uses proposed within the downtown commercial zone shall not be exempt from the standard off-street parking requirement.

All off-street parking provided in said areas shall meet the design and access requirements of this division.

Figure 29-130.1. Area Exempt from Required Parking

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(Ord. No. 24-03, § 2, 9-17-24)

(a)

Whenever the city or any special parking district owns, or commences condemnation proceedings on land to be used for public off-street parking purposes, the planning commission may, on its own motion or pursuant to application by the owner of any land abutting the area used or to be used for public parking, recommend the reduction, in part or entirely, of the off-street parking requirements imposed by this chapter on the lands abutting said area, provided that:

(1)

The planning commission, before recommending a reduction in off-street parking requirements, shall make a finding that the stated conditions exist in reference to subject property; and that

(2)

The city council, in granting a reduction, may impose reasonable conditions to assure the intent and purpose of this chapter are met.

(3)

The city council, in the formation of any parking district, may impose reasonable conditions to assure the intent and purpose of this chapter are met.

(b)

Pursuant to section 29-298, the administrative committee may grant an administrative variance reducing certain parking requirements.

(Ord. No. 24-03, § 2, 9-17-24)

As an alternative to compliance with the provisions of this division, an owner of property may pay the city's adopted in-lieu parking fee for noncompliance for each of the parking spaces by which the proposed project is deficient according to the parking requirements of this division. This section shall only apply to

property located on a block in a commercial zone with fifty (50) percent or more of the frontage of such block occupied by commercial buildings at the time of the adoption of this chapter.

The city shall establish the amount of the in-lieu parking fee for noncompliance in a resolution adopted separate from this chapter. All in-lieu fee payments for noncompliance shall be held for three (3) years in the city's parking lot acquisition fund for the purpose of paying any parking district assessments which may become legally payable on behalf of the owners of said property. After three (3) years, said deposits may only be used by the city for such purpose, or for purchase or improvement of parking lot property within five hundred (500) feet of the said property. Upon payment of parking district assessments from any in-lieu fee payment, and the subsequent removal of parking requirements from said property by ordinance, any remaining money from the in-lieu fee payment shall be repaid to the then record owner of said property.

This section does not apply to residential units provided in the downtown commercial zone. All residential development must provide off-street parking in compliance with the requirement of table 29-128.1 and the other applicable provisions of this chapter.

(Ord. No. 24-03, § 2, 9-17-24)

Covered or enclosed parking may be located anywhere a structure may be located or as permitted by section 29-116. Open parking may be located as follows:

(1)

Single-family and two-family residential zones. Anywhere except within ten (10) feet from the front lot line. If within an interior side yard, a six (6) foot high solid fence or wall is required. If within an exterior side yard, a three (3) foot property line setback and corner cutback must be maintained.

(2)

Multi-family residential zones. If within a required front yard, parking areas shall be set back at least ten (10) feet from the front property line. If within an interior side yard, a six (6) foot high solid fence or wall is required. If within an exterior side yard, a three (3) foot property line setback and corner cutback must be maintained.

(3)

Within commercial, manufacturing, or other zones. Anywhere except within a required landscape strip.

(4)

Conditional uses. As prescribed in the approved conditional use permit. If not prescribed, the requirements of this division shall apply.

(5)

Within MU1, MU2 overlay and MO overlay zones. To encourage an active, pedestrian environment, vehicle parking shall be placed to the side or rear of buildings and may not be placed within a required front yard or a required landscape strip. Below grade and structured parking are encouraged for larger developments.

(6)

Vehicle parking for live/work and artisan loft units is prohibited between the structure's street front facade and the street.

(Ord. No. 24-03, § 2, 9-17-24)

(a)

Parking space dimension. The minimum size of required parking spaces shall be a width of nine (9) feet and a length of eighteen (18) feet, except that not more than twenty (20) percent of required parking spaces for any land use for which five (5) or more spaces are required, may be compact spaces and shall be a width of eight and one-half (8½) feet and a length of sixteen (16) feet.

(b)

Parking layout. The design standards identified in table 29-134 shall apply to all off-street parking areas, except when the parking lot is served by an attendant:

Table 29-134

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(c)

Improvement standards for parking areas.

(1)

General standards. All parking areas shall be improved and maintained to the standards of the public works department with regard to:

a.

Ease of access.

b.

Grading and drainage.

c.

Surfacing with cement or asphaltic concrete.

d.

Parking stall layout and markings.

e.

Curbs, barriers and wheel stops.

f.

Directional signs.

(2)

Structural standards. The public works department may require additional depth of base material and thickness of surfacing in portions of parking areas or driveways intended for use by heavy vehicles, such as by trash trucks or large delivery trucks.

(3)

Lighting. All outdoor lights within parking areas shall be hooded and arranged to reflect light away from adjacent property and streets.

(4)

Adjacent to residential zone. Where a parking area of five (5) or more spaces is established within or adjacent to a residential zone, a six (6) foot high solid fence or wall shall be constructed and maintained

between said parking area and the rear and/or interior side property line which abuts the residentially zoned property. Said fence or wall is to be reduced to three (3) feet in height within any corner cutback area and within the front yard area of the adjacent residential zones.

(5)

Maintenance. All parking spaces shall be maintained free of debris and in good operating condition for the duration of the use requiring such parking, and shall be used exclusively for the parking of vehicles. Parking facilities shall not be used for the storage of merchandise, or for the storage or repair of vehicles or equipment.

(6)

Landscaping. All parking areas of five (5) to twenty (20) spaces shall contain a minimum interior landscaped area of five (5) percent of the total parking area, exclusive of landscaping within a front or side yard setback. All parking areas of more than twenty (20) spaces shall contain a minimum interior landscaped area of ten (10) percent the total parking area, exclusive of landscaping within a front or side yard setback. Landscaping installed within a parking area shall count toward meeting the requirement of section 29-142 for required landscaping. Such landscaped area shall be designed and maintained in accordance with section 29-142(2) of this chapter.

(Ord. No. 24-03, § 2, 9-17-24)

The parking of commercially licensed vehicles and recreational vehicles in excess of one (1) ton capacity on private property in any residential zone is prohibited, except as follows:

(1)

When loading or unloading property; or

(2)

When such vehicle is parked in connection with, and in aid of, the performance of a service to or on property in the block in which such vehicle is parked.

(3)

Notwithstanding the above provisions, no commercially licensed or recreational vehicle shall remain parked in excess of twenty-four (24) hours and no more than fourteen (14) days in a year.

(Ord. No. 24-03, § 2, 9-17-24)

(a)

General provisions. Every hospital, institution, hotel, commercial, public assembly or industrial building hereafter erected or established shall have and maintain loading spaces as provided in this section.

(1)

Loading spaces shall be not less than twelve (12) feet in width, forty (40) feet in length, and shall have fourteen (14) feet of vertical clearance.

(2)

When the lot upon which the loading spaces are located abuts upon an alley, such loading spaces shall have access to said alley. The length of the loading space may be measured perpendicular to or parallel

with the alley. Where such loading area is parallel with the alley and said lot is fifty (50) feet or less in width, the loading area shall extend across the full width of the lot.

(3)

Loading spaces shall be so located and designed that trucks need not back into a street or alley.

(4)

No part of an alley or street shall constitute part of a loading area required by this section.

(5)

Loading spaces being maintained in connection with any main building existing on the effective date of this chapter shall thereafter be maintained so long as said building remains, unless an equivalent number of such spaces are provided on a contiguous lot in conformity with the requirements of this section. However, this regulation shall not require the maintenance of more loading space than is hereby required for a new building, nor the maintenance of such space for any type of main building other than those specified above.

(6)

No loading space that is provided for the purpose of complying with the provisions of this chapter shall hereafter be eliminated, reduced, or converted in any manner below the requirements established in this chapter, unless equivalent facilities are provided elsewhere in conformance with this chapter.

(b)

Loading spaces required. The following off-street loading spaces shall be provided for all hospitals, institutions, places of public assembly, hotels, commercial and industrial uses:

(1)

Commercial and industrial uses:

(2)

Hospitals, institutions, and hotels:

(3)

Hotels, places of public assembly, and restaurants:

(4)

Exceptions. In any office commercial zone and downtown commercial zone, permitted uses therein as set forth in section 29-61 shall not be subject to the loading space requirements provided in this section. Notwithstanding the foregoing, office commercial uses shall comply with the requirements of this section. In addition, any block in a commercial zone where more than fifty (50) percent of the block frontage is occupied by commercial buildings at the time of the adoption of this chapter shall be subject to the following loading space requirements:

(c)

Mixed occupancies. In the case of mixed-uses, the total number of required loading spaces shall equal the sum of the requirements for the various uses computed separately. Loading space facilities for one (1) use shall not be considered as providing required loading space facilities for any other use. However, off-street loading spaces may be used between buildings and multiple occupants within the mixed-use zones.

(Ord. No. 24-03, § 2, 9-17-24)

(a)

Access required. Each building, structure or use shall have permanent vehicular access to the approved public or private street or right-of-way on which the lot or building site has frontage, unless a secondary means of permanent all weather vehicular access such as an alley, private drive or service road has been approved by the administrative committee under the provisions of section 29-298.

(b)

Vehicular access to local and collector street frontage. In order to encourage sound development of street frontage, the following provisions shall apply to all uses fronting on any local or collector street.

(1)

All vehicular access ways shall be located not less than twenty-two (22) feet from the ultimate curb line of intersecting streets.

(2)

Vehicular access ways on the same lot, building site or project shall be not less than sixty (60) feet apart as measured along the street frontage.

(3)

In mixed-use, mixed-use overlay, and medical office overlay zones, vehicular access and parking shall be taken from the alley or side street when available, and curb cuts shall be limited in accordance with city standards to minimize traffic stacking.

(c)

Vehicular access to arterial frontage. In order to encourage sound development of arterial frontage, any access to arterial streets from property fronting on them shall be so arranged that vehicles entering the street need not back out. This provision shall apply to all industrial, commercial, mixed-use, office, public and institutional uses, as well as residential uses requiring four (4) or more parking spaces.

(1)

In mixed-use, mixed-use overlay, and medical office overlay zones, vehicular access and parking shall be taken from the alley or side street when available, and curb cuts shall be limited in accordance with city standards to minimize traffic stacking.

(Ord. No. 24-03, § 2, 9-17-24)

A site plan may be approved for shared parking facilities in the following zones serving more than one (1) use on a site or serving more than one (1) property: commercial, mixed-use, and medical office. Site plan approval for shared off-street parking may allow a reduction of the total number of spaces required by this section if the following findings are made:

(1)

The spaces to be provided will be available as long as the uses requiring the spaces are in operation;

(2)

The peak hours of parking demand from all uses do not coincide so that peak demand is greater than the parking provided;

(3)

The adequacy of the quantity and efficiency of parking provided will equal or exceed the level that can be expected if collective parking is not provided; and

(4)

A reciprocal parking and access agreement exists between the landowner(s) and the city, in a form satisfactory to the city attorney, which includes:

a.

A guarantee that there will be no substantial alteration in the uses that will create a greater demand for parking;

b.

A guarantee among the landowner(s) for access to and use of the shared parking facilities;

c.

A provision that the city may require parking facilities in addition to those originally approved upon a finding by the community development director that adequate parking to serve the use(s) has not been provided;

d.

A provision stating that the city may for due cause and upon notice, unilaterally modify, amend, or terminate the agreement at any time; and

e.

A provision that the agreement will be recorded in the county recorder's office within ninety (90) days from the date of site plan approval.

The maximum allowable reduction in the number of spaces to be provided shall not exceed twenty (20) percent of the sum of the number required for each use served, and shall not reduce the total number of spaces to less than one (1) space for every four hundred (400) square feet of gross floor area.

An applicant for site plan review for shared parking may be required to submit survey data substantiating a request for reduced parking requirements. Site plan approval for shared parking shall describe the limits of any area subject to reduced parking requirements and the reduction applicable to each use.

(Ord. No. 24-03, § 2, 9-17-24)

Secs. 29-139—29-141. - Reserved.