Lodi Municipal Code Ch. 17.32 Parking and Loading

This chapter establishes regulations to ensure that sufficient off-street parking facilities are provided for all uses and that parking facilities are properly designed, attractive, and meet the needs of specific uses.

(Ord. No. 1869, § 2, 2-20-2013)

Every use and structure, including a change or expansion of a use or structure shall provide parking and loading areas in compliance with the provisions of this chapter. A use shall not be commenced and structures shall not be occupied until improvements required by this chapter are satisfactorily completed.

(Ord. No. 1869, § 2, 2-20-2013)

A. Parking and Loading Spaces to be Permanent. Parking and loading spaces shall be permanently available, marked and maintained for parking or loading purposes for the use they are intended to serve. The director may approve the temporary reduction of parking or loading spaces in conjunction with a seasonal or intermittent use.

B. Parking and Loading to be Unrestricted. Owners, lessees, tenants, or persons having control of the operation of a premises for which parking or loading spaces are required shall not prevent or restrict authorized persons from using these spaces.

C. Parking Area Use. Required off-street parking areas shall be used exclusively for the temporary parking of vehicles and shall not be used for the sale, lease, display, repair, or storage of vehicles, trailers, boats, campers, mobile homes, merchandise, or equipment, or for any other use not authorized by the provisions of this zoning ordinance.

D. Commercial Vehicle Parking in Residential Districts. Vehicles that are strictly commercial in nature, such as tow trucks, ambulances, mini-buses, large delivery and/or service trucks, or similar vehicles with a gross load capacity greater than one and one-half tons shall not be allowed to park on private property in residential zones unless the vehicle is placed out of public view and located behind the designated front setback line, or for the immediate loading or unloading of goods or people.

E. Recreational Vehicle (RV) Parking. No recreational vehicle shall be parked for overnight occupancy except within an approved recreational vehicle park, or where authorized with temporary use permit approval as a temporary dwelling during construction on the same site.

(Ord. No. 1869, § 2, 2-20-2013)

Each use shall provide at least the minimum number of parking spaces required by this chapter.

A. Parking Requirements by Land Use. Each land use shall be provided the number of parking spaces required by Table 3-1, except where a greater number of spaces are required or an exception has been granted through land use permit approval. In any case where Table 3-1 establishes a parking requirement based on the floor area of a use (e.g. one space per one thousand square feet), the floor area shall be construed to mean gross floor area.

B. Expansion of Structure, Change in Use. When an existing nonresidential structure is enlarged or when a change in use requires more parking than is presently provided, additional parking spaces shall be required only for the addition, enlargement, change or expansion of use, and not for the entire structure, as determined by the director.

C. Multi-Tenant Sites. A site with multiple tenants shall provide the aggregate number of parking spaces required for each separate use, except where:

1. The site was developed comprehensively as a shopping center, the parking ratio shall be the required number of spaces for the shopping center. In this case, the parking requirement will be based on the center as a whole regardless of individual uses as provided in Table 3-1; or

2. The site qualifies for shared parking in compliance with Section 17.30.050 (Adjustments to Parking Requirements).

D. Uses Not Listed. Land uses not specifically listed in Table 3-1, shall provide parking as required by the director. The director shall use the requirements of Table 3-1 as a guide in determining the minimum number of parking spaces to be provided.

E. Excessive Parking. The parking standards established in this chapter are both minimum and maximum standards. Parking spaces in excess of these standards may only be approved in conjunction with SPARC review, a use permit, or planned development permit for the project, and when additional landscaping and pedestrian improvements are also provided.

F. Bench or Bleacher Seating. Where fixed seating is provided (e.g., benches or bleachers), a seat shall be construed to be twenty-two inches of bench space for the purpose of calculating the number of required parking spaces.

G. Calculation. Any fraction shall be rounded up to nearest whole number.

H. A single use with accessory components may be required to provide parking for each component, at the director's discretion. For example, a hotel with a gift shop shall provide space for both program elements.

TABLE 3-1 Parking Requirements By Land Use

Notes:

(1) Guest parking spaces shall be clearly marked for guest parking only and shall be evenly dispersed throughout the development site. Signs shall be provided at appropriate locations to direct visitors to guest parking locations.

(Ord. No. 1869, § 2, 2-20-2013; Ord. No. 2030, § 6, 3-19-2025)

Where two or more adjacent nonresidential uses have distinct and differing peak parking usage periods, (e.g. a theater and a bank), a reduction in the required number of parking spaces may be allowed through use permit approval. Approval shall also require a recorded covenant running with the land, recorded by the owner of the parking lot, guaranteeing that the required parking will be maintained exclusively for the use served for the duration of the use.

A. Reduction of required parking. The review authority may reduce the number of parking spaces required through the granting of a use permit in compliance with the following:

1. Quantitative information provided by the applicant that documents the need for fewer spaces (e.g., sales receipts, documentation of customer frequency, information on parking standards required for the proposed land use by other cities, etc.);

2. The use or project design creates an integrated whole wherein the parking reduction will not adversely affect other businesses or uses on the same property or within the boundaries of the project; or

3. The proposed parking requirement is consistent with other uses of similar intensity established elsewhere in the parking regulations and does not represent a grant of special privilege inconsistent with the intent of the parking regulations to provide adequate and consistent levels of parking for similar uses throughout the city.

(Ord. No. 1869, § 2, 2-20-2013)

Parking areas shall include parking spaces accessible to the disabled in the following manner:

A. Number of Spaces and Design Standards. Parking spaces for the disabled shall be provided in compliance with the California Building Code and the Federal Accessibility Guidelines. Disabled accessible parking spaces shall count toward fulfilling the parking requirements of this chapter.

B. Residential Multi-Family Uses. For each dwelling unit required to be designed to accommodate the physically handicapped or required to be made adaptable for the physically handicapped, the required parking shall be provided in compliance with the California Building Code.

(Ord. No. 1869, § 2, 2-20-2013)

Parking areas shall be designed and constructed in compliance with the following standards:

A. Location of Parking Areas.

1. Required off-street parking shall be located on the same parcel as the uses served; except with use permit approval, parking may be located on a parcel in the vicinity of the parcel served subject to a recorded covenant running with the land, recorded by the owner of the parking lot, guaranteeing that the required parking will be maintained exclusively for the use or activity served for the duration of the use or activity.

2. Required parking areas shall not be located in a required front or street side setback.

3. Within the downtown, no new parking areas, or curb cuts to serve a parking area shall be installed on School Street. Where possible, new parking areas and/or structures should be located to the rear of buildings and accessed from side streets or alleys.

B. Access to Parking Areas and Parking Spaces.

1. Access to Parking Lots. Parking lots shall be designed to prevent access at any point other than at designated access drives.

2. Parking Space Location. In order to provide adequate queuing area, no parking space shall be located within the required landscape setbacks measured from the property line, except for single-family homes and duplexes. See Figure 3-1.

[Figure]

Figure 3-1 - Queuing Area

3. Internal Maneuvering Area. Parking areas shall provide suitable maneuvering room so that vehicles enter the street in a forward direction, except for single-family homes and duplexes.

4. Vertical Clearance. A minimum unobstructed clearance height of fourteen feet shall be maintained above areas accessible to vehicles in non-residential parking facilities.

C. Access to Adjacent Sites. Applicants for nonresidential developments are encouraged to provide shared vehicle and pedestrian access to adjacent nonresidential properties for convenience, safety and efficient circulation. A joint access agreement guaranteeing the continued availability of the shared access between the properties and running with the land shall be recorded by the owners of the abutting properties, as approved by the director.

D. Parking Space and Lot Dimensions.

1. Parking spaces within carports and garages. Parking spaces within carports and garages shall have minimum clear dimensions of twenty feet in length by ten feet in width per space.

2. Standard Parking Spaces. Minimum parking space dimensions shall be as described in Figure 3-2 and the notes that follow the figure.

[Figure]

Figure 3-2 - Standard Parking Stall Dimensions (continued on next page)

[Figure]

Figure 3-2 - Standard Parking Stall Dimensions (continued)

3. Compact Parking Spaces. Parking areas containing a minimum of twenty or more parking spaces may include a maximum of fifteen percent of the total number of parking spaces for compact cars. These spaces shall be designated and distributed throughout the lot. Dimensions of compact parking spaces shall be no smaller than six inches less than a standard stall in width and two feet less than a standard stall in depth.

E. Curbing and Wheel Stops.

1. Curbing. Continuous concrete curbing at least six inches high and six inches wide shall be provided along the edges of parking spaces adjacent to fences, walls, other structures, and landscaping.

a. Alternative barrier designs may be approved by the director.

b. Parking spaces adjacent to landscaped areas or other obstructions shall incorporate an additional curbing width of twelve inches (for a total of eighteen inches) to provide a place to stand while exiting and entering vehicles.

c. Curbing shall be placed within the parking space a minimum of two feet from the front of the space.

2. Wheel Stops. Wheel stops other than continuous concrete curbing shall be prohibited except in work areas, and parking areas not open to the public.

3. Bumper Overhang. To increase the parking lot landscaped area, a maximum of two feet of the parking stall depth may be landscaped with low-growth, hearty materials in lieu of paving, allowing a two-foot bumper overhang while maintaining the required parking dimensions.

F. Directional Arrows and Signs.

1. Parking spaces, aisles, approach lanes and maneuvering areas shall be clearly marked with directional arrows and lines to ensure the safe and efficient flow of vehicles.

2. The director may require the installation of traffic signs in addition to directional arrows to ensure the safe and efficient flow of vehicles in a parking facility.

G. Driveways.

1. Width. Maximum driveway width shall be thirty-five feet for standard driveways and fifty-six feet for special driveways unless specifically approved otherwise by the city engineer for high truck volumes or other factors.

The total width of commercial and industrial driveways shall not exceed sixty percent of the frontage.

The minimum width of a single driveway shall be twelve feet and twenty-four feet for a driveway serving a parking lot with two-way aisle. Additional driveway width may be required on collectors and arterial streets particularly where there is no parking and a travel lane is adjacent to the curb.

Standard driveway width is measured at the curb line and includes only the depressed section. Special driveway width is measured between curbs behind property side. Width of a raised medians separating in and out traffic is not included in the width.

2. Distances from Curb Returns. Commercial, industrial or other high volume driveways on arterials and major collectors shall be located as far as practical from the nearest curb return and may be prohibited within one hundred feet where the intersection is signalized, is planned for signalization, or intersection capacity is critical. At other locations, the top of the driveway transition shall be at least ten feet from the nearest curb return provided the return meets current standards for radius and location. At streets to be widened or improved, the above distances shall be measured from the ultimate location of the curb return.

At alleys, the driveway transition shall be permitted no closer than ten feet from the projected intersecting alley curb face, and no closer than three feet from the nearest ally curb return.

H. Grades of Driveways and Parking Areas.

1. Driveways. Driveways shall not exceed a maximum grade of positive ten percent or negative six percent measured along the driveway centerline. Where there is a change in the slope of the driveway, it shall be demonstrated that vehicles will be able to pass over the change in slope without interference with an average vehicle's undercarriage.

2. Parking Areas. Parking areas shall have a maximum grade of seven percent, measured in any direction.

I. Landscaping. Parking area landscaping shall be provided in compliance with Chapter 17.30 (Landscaping).

J. Lighting. Parking areas shall have lighting capable of providing adequate illumination for security and safety. Lighting standards shall be energy-efficient and in scale with the height and use of the on-site structures. All illumination, including security lighting, shall be directed downward, away from adjacent properties and public rights-of-way. Lighting location shall take into account the location and expected mature characteristics of on-site landscape materials.

K. Residential Guest Parking. Guest parking for multi-family residential uses shall be designated and restricted for the exclusive use of the guests with appropriate signs and pavement markings.

L. Striping and Identification. Parking spaces shall be clearly outlined with four-inch wide lines painted on the surface of the parking facility. Circulation aisles, approach lanes, and turning areas shall be clearly marked with directional arrows and lines to ensure safe traffic movement.

M. Surfacing. Parking spaces, driveways, maneuvering areas, and outdoor storage areas shall be paved with asphalt, concrete, masonry or concrete paving units, and permanently maintained. The use of rock, decomposed granite, turfstone, etc., is not allowed for required parking and driveway areas.

(Ord. No. 1869, § 2, 2-20-2013)

A. Distance from Street Corners. Driveways to parking areas, except single family residential and duplex driveways, shall be located as far as practical from the nearest curb return and may be prohibited within one hundred feet where the intersection is signalized, is planned for signalization, or intersection capacity is critical. At other locations, the top of the driveway transition shall be at least ten feet from the nearest curb return provided the return meets current standards for radius and location. At streets to be widened or improved, the above distances shall be measured from the ultimate location of the curb return. At alleys, the driveway transition shall be permitted no closer than ten feet from the projected intersecting alley curb face, and no closer than three feet from the nearest ally curb return. Exceptions to this standard may be approved by the city engineer.

B. Driveway Spacing. Driveways shall be separated along the street frontage as follows:

1. Single-family and Duplex Residential Development. Driveways shall be separated by at least six feet, unless a shared, single driveway is approved by the director. The six-foot separation does not include the transition or wing sections on each side of the driveway approach.

2. Multi-family and Nonresidential Development. Where two or more driveways serve the same or adjacent multi-family or nonresidential development, the centerline of the driveways shall be separated by a minimum of two hundred feet.

C. Drive Aisles.

1. Single-family Uses.

a. Each single-family dwelling shall provide a continuous paved driveway from the street to the required parking area. Driveways shall be kept free and clear of stored materials, including inoperable vehicles.

2. Multi-family and Nonresidential Uses. Drive aisles within multi-family residential and nonresidential parking areas shall be designed and constructed in compliance with Figure 3-8.

D. Drive-through Facilities. Retail or service uses providing drive-in/drive through facilities shall be designed and operated to effectively mitigate problems of traffic congestion, excessive pavement, litter, noise, and unsightliness.

1. Clearance from Obstruction. The nearest edge of a driveway apron or curb return shall be at least five feet from the nearest property line, centerline of a fire hydrant, utility pole, traffic signal, light standard, or other similar facility.

2. Visibility. Drive aisles shall be designed and located so that adequate visibility is ensured for pedestrians, bicyclists, and motorists when entering individual parking spaces, circulating within a parking facility, and entering or leaving a parking facility.

a. Aisle Design.

i. The entrance/exit of any drive-through aisle shall be at least fifty feet from an intersection of public rights-of-way (measured at the closest intersecting curbs) and at least twenty-five feet from the edge of any driveway on an adjoining parcel.

ii. Drive-through aisles shall be designed with a minimum twelve-foot interior radius at curves and a minimum twelve-foot width.

b. Stacking Area. A clearly identified area shall be provided for vehicles waiting for drive-through service that is physically separated from other on-site traffic circulation.

i. The stacking area shall accommodate a minimum of eight cars for each drive-through window in addition to the vehicle(s) receiving service.

ii. The stacking area shall be located at and before the menu board, teller window, etc.

iii. Separation of the stacking area from other traffic shall be by concrete curbing or paint striping on at least one side of the lane.

iv. Stacking areas parallel to streets or public rights-of-way shall be discouraged.

c. Walkways. Pedestrian walkways should not intersect the drive-through aisles, but where they do, they shall have clear visibility and shall be emphasized by enhanced paving.

3. Screening. An opaque screen consisting of plant material and a solid masonry wall, a minimum of six feet in height, shall be constructed on each property line that is adjoining a residentially zoned/occupied parcel. The design of the wall and the proposed construction materials shall be subject to the approval of the director.

4. Signs.

a. Directional Signs. Each entrance to, and exit from, any drive aisle shall be clearly marked to show the direction of traffic flow by signs and pavement markings.

b. Menu Boards. Menu boards shall not exceed a maximum height of six feet, and shall face away from public rights-of-way. Outdoor speakers shall be located at least fifty feet from any residentially zoned/occupied parcel.

(Ord. No. 1869, § 2, 2-20-2013)

A. Applicability. Bicycle parking shall be provided for all multi-family and nonresidential uses in compliance with Table 3-2.

TABLE 3-2 Bicycle Parking Requirements By Land Use

1. For each ten bicycle parking stalls provided, there shall be permitted a reduction of one required automobile parking stall to a maximum of fifteen percent of the required automobile parking stalls, at the discretion of the community development director or planning commission (depending on who is the review authority).

B. Bicycle Parking Design and Devices. Bicycle stalls shall be improved in accordance with the following requirements:

1. Provided with a device to be approved by the city and capable of supporting a bicycle in an upright or hanging position and having a means that will enable a user to lock a bicycle to such a device.

2. Areas containing stalls shall be surfaced with hardscape or paving.

3. When located within a parking area, spaces shall be protected by curbs, fences, planter areas, bumpers, or similar barriers for the mutual protection of bikes, automobiles and pedestrians, unless deemed by the city to be unnecessary.

(Ord. No. 1869, § 2, 2-20-2013)

Loading spaces shall be designed and constructed as follows:

A. Location. Loading spaces shall be located based on the operating characteristics of the proposed use:

1. As near as possible to the main structure and limited to the rear two-thirds of the parcel, if feasible;

2. Loading facilities shall be discouraged from facing streets. Where not possible to do otherwise, ensure that the loading facility is screened from adjacent streets as much as possible;

3. To ensure that loading and unloading takes place on-site and in no case within adjacent public rights-of-way or other traffic areas on-site;

4. To ensure that vehicular maneuvers occur on-site; and

5. To avoid adverse impacts upon neighboring residential properties.

B. Dimensions. Loading spaces shall be not less than twelve feet in width, forty-five feet in length, with fourteen feet of vertical clearance.

C. Lighting. Loading areas shall have lighting capable of providing adequate illumination for security and safety. Lighting standards shall be energy-efficient and in scale with the height and use of adjacent structures. Lighting shall be designed to prevent spillage of light to adjacent properties.

D. Loading Doors and Gates. Loading bays and roll-up doors shall be painted to blend with the exterior structure walls. Loading bays and doors, and related trucks shall be adequately screened from view from adjacent streets as determined by the review authority.

E. Loading Ramps. Plans for loading ramps or truck wells shall be accompanied by a profile drawing showing the ramp, ramp transitions and overhead clearances.

F. Screening. Loading areas abutting residentially zoned parcels shall be screened in compliance with Section 17.30.060 (Screening).

G. Striping. Loading areas shall be striped indicating the loading spaces and identifying the spaces for "loading only." The striping shall be permanently maintained by the property owner/tenant in a clear and visible manner at all times.

(Ord. No. 1869, § 2, 2-20-2013)

A. General Design Considerations. The primary design considerations for parking lot layout and site access are safety and efficiency, minimizing the visual impact of large paved areas, reinforcing the street environment, integrating parking into overall site development, and maximizing pedestrian orientation by means of lighting, landscape, hardscape, and parking layout.

1. Factors to Consider. The following factors should be considered in the design and development of off-street parking areas:

a. Ingress and egress with consideration to possible conflicts with vehicular and pedestrian traffic;

b. Intra-parking lot pedestrian and vehicular conflicts;

c. Reinforcing the street edge and a pedestrian environment;

d. On-site circulation and service vehicle zones;

e. Overall configuration and appearance of the parking area;

f. Promoting compatibility with adjacent land uses;

g. Minimizing opportunities for crime and undesirable activities through natural surveillance, access control and activity support;

h. Potential to connect parking lot with neighboring properties;

i. Shading the parking lot by means of canopy trees and other landscaping;

j. Creating a sense of spatial organization and experiential meaning through the layout of the design of the parking lot;

k. Reducing heat gain by shading pavement and employing light-colored pavement and walls; and

l. Maximizing on-site percolation and minimizing runoff to storm drains.

2. Location of Parking Lots. Parking lots should not occupy street frontages, and should be located behind buildings to the maximum extent feasible, so that the street frontage in both residential and non-residential areas remains pedestrian-oriented.

3. Relationship to Adjacent Buildings. Parking areas should be separated from buildings by either a raised concrete walkway or landscaped strip. If space allows, parking stalls directly abutting buildings should be avoided.

4. Pedestrian-friendly Features. Lighting, landscaping, hardscape, fencing, parking layout and pedestrian paths should all contribute to the strength and clarity of the parking lot as a deliberate and thorough design.

B. Access and Entries.

1. Pedestrian and vehicular entrances must be clearly identified and easily accessible to minimize pedestrian and vehicle conflicts. Entrances to parking lots should be from alleys, or between buildings, retaining the street frontage for buildings and locating parking to the rear of buildings, or to the side where no other alternative is available. The use of enhanced paving, landscaping, and special architectural features and details is encouraged to distinguish entrances.

2. Where a parking cannot be located other than adjacent to a public street, the facility should include a point of entry and clear and safe access for pedestrians from the lot, to the on-street sidewalk, to the sidewalk entrance of the building.

[Figure]

Figure 3-3 - Enhanced Parking Lot Facility

C. Lighting. Carefully designed lighting is an essential element of good parking lot design. The placement, type, height number and bulb type of lights should all contribute to a coherent lighting design (see lighting under commercial guidelines).

D. Hardscape.

1. A well thought-out selection and composition of hardscape materials can help to order space and reinforce the relationship of the parking lot to its surroundings and to the buildings it serves. Entrance and exit areas, areas that are the central focus of the parking lot design, major axis and areas that act as forecourts for entrances may be suitable locations for special paving materials such as brick or stamped asphalt.

[Figure]

Figure 3-4 - Hardscape Materials

2. Limit curb cuts for driveways opening to public streets. Common shared access driveways which provide access to more than one site are encouraged to reduce the number of driveway entries along commercial streets.

[Figure]

Figure 3-5 - Spacing or Driveway Curb Cuts

3. Design parking areas so that pedestrians walk parallel to moving cars. Minimize the need for the pedestrian to cross parking aisles and landscape areas.

4. Access for service vehicles, trash collection and storage areas should be located on alleys where alleys exist.

E. Circulation.

1. Separate vehicular and pedestrian circulation systems should be provided where possible. The layout of parking areas should be designed so that pedestrians walk parallel to moving cars, minimizing the need to walk between parked cars or to cross parking aisles and landscape areas.

2. Pedestrian linkages between uses in commercial developments should be emphasized. Parking lot designs should include walkways and planting that help direct pedestrians comfortably and safely to their destinations.

[Figure]

Figure 3-6 - Pedestrian Connections

3. Parking aisles should be separated from primary vehicle circulation routes whenever possible.

[Figure]

Figure 3-7 - Separate Circulation from Parking Areas

4. Where parking areas are connected, interior circulation should allow for a similar direction of travel and parking spaces in all areas to reduce conflict at points of connection.

[Figure]

Figure 3-8 - Shared Parking Access

F. Landscaping, Screening, and Buffering.

1. Parking facilities should be landscaped with the following objectives in mind:

a. Visually break up large paved areas with landscaping;

b. Maximize distribution of landscaping;

c. Promote compatibility and function as a "good neighbor;"

d. Consider the use of trees planted at regular distances as a grove; and,

e. Reduce the amount of storm water run-off resulting from the lot; and

f. Shade fifty percent of the asphalt area within five years from time of installation.

2. If a parking lot must be located adjacent to a street, the lot should be landscaped to soften the visual impact of parked vehicles from the public right-of-way. Screening should consist of a combination of low walls and landscape materials. The objective is to strike a balance between screening parked automobiles and facilitate safety through natural surveillance opportunities.

3. As long as an open surveillance zone is maintained between thirty-two and six feet above grade, landscaping should be used in combination with walls and fences.

4. Planting areas adjacent to parking areas, drives or walks should be protected by curbing where necessary, while allowing for drainage of surface water into permeable surface areas. See Figure 3-9.

[Figure]

Figure 3-9 - Protect Landscaping

5. Both perimeter and interior landscaping should incorporate canopy-type trees. The location and spacing of trees is dependent on the type of tree used, but the overall effect should be of a relatively consistent tree cover which will shade the pavement and vehicles. See Figure 3-10.

[Figure]

Figure 3-10 - Tree Cover

6. Reduce conflicts between trees, lighting and signage by coordinating location of trees, light poles and signs. The maximum height of lights shall be lower than the typical pruning height of the tree used. The use of monument signs is highly encouraged to reduce tree/sign conflicts.

7. All trees indicated on plans shall be planted and no change of species is allowed unless approved by the director.

8. Planter areas shall have increased soil volume and reduced compaction to an appropriate level set by the submitted plans. The use of structural soil mix under paving to retain parking space while increasing soil volume is highly encouraged.

9. Tree well and planting islands shall have a minimum dimension of eight feet and be excavated to a depth of three feet and filled with amended soil as necessary.

10. Stakes shall be removed from trees as soon as the tree can support itself.

11. The pruning of parking lot trees early in order to train their growth is encouraged.

12. Tree care should be performed under the supervision of a certified arborist.

13. If a tree is removed, it must be replaced with a tree of equivalent size and value.

(Ord. No. 1869, § 2, 2-20-2013)