Chapter 17.16 — OFF-STREET PARKING AND LOADING

In addition to the general purposes listed in Chapter 17.1, Purpose and Organization, the specific purposes of the off-street parking and loading regulations are to: A. Ensure that off-street parking—and loading facilities, where appropriate—are provided for new land uses and for major alterations and enlargements of existing uses in proportion to the need for such facilities created by each use and change; B. Establish parking standards for land uses consistent with the need and feasibility of providing parking on specific sites; C. Ensure that residential off-street parking is designed to be compatible with the semi-rural character of residential Orinda and to protect public safety and general welfare; D. Ensure that commercial and institutional off-street parking and loading facilities are designed in a manner that will ensure efficiency, protect the public safety, enhance the "village character" of downtown Orinda by providing adequate parking and convenient access to parking facilities, and, where appropriate, insulate surrounding land uses from adverse impacts. (Ord. 99-5 § 2 Exh. A (part))

A. General. At least two enclosed and two unenclosed paved parking spaces outside of the right-of-way which comply with Section 17.16.8 shall be provided for each new single-family residence. B. Alterations to Existing Single-family Residences. When the number of bedrooms of an existing single- family residence with nonconforming parking is proposed to be increased, or another change is proposed which may increase the need for parking, such as a home occupation, the requirements of subsection A of

this section shall be met. The determination that a proposed room is intended or planned for use as a bedroom shall be based on factors which may include but are not limited to the following: 1. Proximity of a full bath; 2. Proximity of other bedrooms; 3. Internal circulation patterns; 4. Size or configuration, or both, of the room; 5. Closet space; 6. Location and function of doors; 7. Privacy. (Ord. 02-03 § 16; Ord. 99-5 § 2 Exh. A (part))

A. When Required. When a new building is proposed in a downtown zoning district, a major alteration is proposed for an existing building in a downtown zoning district, a new multifamily building is proposed, or the alteration of an existing multifamily building is proposed, off-street parking and loading facilities which are adequate to meet the increased need for parking shall be provided. In addition, when a change in the use of an existing building will increase the need for parking, off-street parking facilities and off-street loading facilities shall be provided as required by this chapter. For purposes of this chapter, "major alteration" is any physical change which will affect parking and loading. A change in occupancy is not a change of use unless the new occupant is considered to be in a use classification different from that of the former occupant. Variances from parking requirements must comply with section 17.33.2. B. Nonconforming Parking or Loading. No existing use of land or structure shall be required to conform to this chapter solely because of the lack of off-street parking or loading facilities required by this chapter;

provided, that facilities being used for off-street parking and loading as of February 1, 2000, shall not be reduced. C. Spaces Required for Multiple Uses. Except as otherwise provided in this title, if more than one use is located on a site, the number of off-street parking spaces and loading berths to be provided shall be equal to the sum of the requirements prescribed for each use. This requirement applies not only to multiple uses under separate ownership but also to multiple uses in the same ownership. If the gross floor area of individual uses on the same site is less than that for which a loading berth would be required, but the aggregate gross floor area of all uses is greater than the minimum for which loading berths would be required, the aggregate gross floor area shall be used in determining the required number of loading berths. D. Joint Use. Except as otherwise provided in this title, off-street parking and loading facilities required by this chapter for any use shall not be considered as providing parking spaces or loading berths for any other use. E. Location and Ownership. Subject to approval of the Zoning Administrator, or, if a use permit is required, the Planning Commission, parking for commercial, group residential and residential care facilities may be located on a different site under the same or different ownership within a reasonable distance of the building served. F. Changes Require Prior Approval. No use shall be continued if the number of required parking spaces is diminished unless substitute parking facilities are provided to the satisfaction of the Zoning Administrator prior to the change. G. Common Loading Facilities. The off-street loading facilities requirements of this chapter may be satisfied by the permanent allocation of the prescribed number of berths for each use in a common truck loading facility; provided, that the total number of berths shall not be less than the sum of the individual requirements and that no joint use conflicts would arise for either use. H. Computation of Spaces Required. If, in the application of the requirements of this chapter, a fractional number greater than one-half is obtained, one additional parking space or loading berth shall be required. I. Use of Parking Facilities. 1.

A parking space may not be used for any purpose other than the temporary location of a vehicle. 2. No overnight parking is allowed for recreation vehicles, trucks (other than small pickup trucks), or other equipment, unless specifically permitted by other provisions of this title. (Ord. 02-03 § 17; Ord. 99-5 § 2 Exh. A (part); Ord. No. 20-01, § 2(Att. A), 1-21-20)

A. Off-street parking and loading spaces shall be provided in accord with Schedule 17.16.4A entitled "Off- Street Parking and Loading Spaces Required." For off-street loading, references are to Schedule 17.16.4B, which sets space requirements and standards for different groups of use classifications and sizes of buildings. References to spaces per square foot are to be computed on the basis of gross floor area unless otherwise specified, and shall include allocations of shared restroom, halls and lobby area, and mechanical equipment or maintenance areas, but shall exclude area for vertical circulation, stairs or elevators. B. Where the use is undetermined, or not specified herein, the Zoning Administrator shall determine the probable use and the number of parking and loading spaces required. The Zoning Administrator's determination will generally be based on the analysis of an independent consultant. In order to make this determination, the Zoning Administrator may require the submission of survey or other data from the applicant or have data collected at the applicant's expense. Schedule 17.16.4A Off-street Parking and Loading Spaces Required Use Classifications Schedule A Off-Street Parking Spaces Off-Street Loading Spaces per Group Classification on Schedule B Residential Congregate Care

Editor's note— Ord. No. 20-01, § 2(Att. A), adopted Jan. 21, 2020, deleted § 17.16.5 entitled "Change of use in existing buildings," which derived from Ord. 99-5 § 2 Exh. A (part).

A. Where Required. Bicycle parking spaces shall be provided as required by this section. Bicycle parking shall be in addition to automobile parking spaces. B. Number Required. 1. Public and Semi-Public Use Classifications. As specified by use permit. 2. Commercial Use Classifications. Five percent of the requirement for automobile parking spaces, or as required by use permit.

C. Design and Location Requirements. For each bicycle parking space required, a stationary object shall be provided to which a user can secure both wheels and the frame of a bicycle with a user-provided six-foot cable and lock. The stationary object may be either a freestanding bicycle rack or a wall-mounted bracket. Bicycle parking shall be provided in a manner which does not interfere with pedestrian or vehicular circulation, yet be located in such a manner as to encourage the use of bicycle riders by convenient proximity, such as to the use of near an entry to the building or facility. Such parking may be located on the public right-of-way subject to issuance of an encroachment permit. (Ord. 99-5 § 2 Exh. A (part))

Required parking spaces shall have the following minimum dimensions: Use Type of Space Large Car (ft.) Small Car (ft.) Residential In separate garage housing six or fewer cars, or with door at rear of each space 9×19 9×19 Residential In a garage housing more than six cars with access via aisle 9×19 8×16 Nonresidential Angle spaces (rectangular measurement) 9×19 8×16 All Parallel spaces 8×22 8×22 All Handicapped spaces 12×19 12×19

(Ord. 02-03 § 19: Ord. 99-5 § 2 Exh. A (part))

A. Space Limitations. All required residential spaces and at least sixty (60) percent of guest spaces shall be large-car spaces. Up to thirty-five (35) percent of the required nonresidential parking spaces for employees and all spaces exceeding minimum number of parking spaces required may be for small cars. B. Relation to Aisles. 1. Each parking space adjoining a wall, column, or other obstruction higher than 0.5 feet shall be increased by one foot on each obstructed side; provided, that the increase may be reduced by 0.25 feet for each one foot of unobstructed distance from the edge of a required aisle, measured parallel to the depth of the parking space.

At the end of a parking bay, an aisle providing access to a parking space perpendicular to the aisle shall extend two feet beyond the required width of the parking space. Alternatively, a five-foot deep turnaround space shall be provided. C. Vertical Clearance. Vertical clearance for parking spaces shall be seven feet. For residential uses, non- structural improvements including wall-mounted shelves, storage surface racks or cabinets may encroach into the vertical clearance; provided, a minimum 4.5 feet vertical clearance is maintained above the finished floor of the garage within the front five feet of a parking space. D. Wheel Stops. All spaces other than those serving a single-family home shall have wheel stops 2.5 feet from a fence, wall or walkway. When no pedestrian passage through the parking stalls is possible, the wheel stop shall be a continuous six inch concrete curb. When a parking space abuts a landscaped planter, the front two feet of the required length for a parking space may overhang the planter. E. Cross Slopes. No parking space shall have a cross slope greater than four percent. (Ord. 99-5 § 2 Exh. A (part))

Each parking space shall be independently accessible to aisles and driveways. (Ord. 99-5 § 2 Exh. A (part))

Off-street parking shall generally be located so as to be more convenient and accessible than on-street parking with respect to entrances of buildings and pedestrian circulation on the site served. (Ord. 99-5 § 2 Exh. A (part))

A. Driveways shall have the following minimum widths at the gutterline, plus a minimum of one foot additional clearance on each side of a vertical obstruction exceeding 0.5 foot in height: 1. Ten or fewer spaces: twelve (12) feet; 2.

Eleven (11) or more spaces: fourteen (14) feet (one-way); twenty-five (25) feet (two-way). B. The Zoning Administrator may require driveways in excess of the above widths where unusual traffic, grade or site conditions prevail. The Zoning Administrator also may approve narrower driveways to accommodate pre-existing conditions and allow for adaptive reuse of older structures. Finally, the Zoning Administrator may require driveways to be constructed with full curb returns and handicapped ramps as opposed to simple curb depression and that driveways shall be maintained with all-weather, dust-free surfacing. (Ord. 99-5 § 2 Exh. A (part))

Visibility of a driveway crossing a street property line shall not be blocked between a height of three feet and nine feet for a depth of five feet from the street property line as viewed from the edge of the right-of- way on either side of the driveway at a distance of fifty (50) feet, or at the nearest property line intersecting the street property line, whichever is less. (Ord. 99-5 § 2 Exh. A (part))

A. An unenclosed parking area for five or more cars serving a nonresidential use shall be screened from an adjoining R district or a ground-floor residential use by a solid wall or fence six feet in height, except that the height of a wall or fence adjoining a required front yard in an R district shall be four feet. A carport or open parking area for five or more cars serving a residential use shall be screened from an adjoining lot in an R district or a ground-floor residential use by a solid wall or fence six feet in height, except that the height of a wall or fence adjoining a required front yard in an R district shall be four feet. B. Where the parking area abuts a street separating the area from property classified for residential use, an architectural screen wall or fence, landscaped berm or hedge not less than thirty-six (36) inches in height above the parking surface shall be installed and maintained to separate the parking area from the street. C. The Zoning Administrator may require a higher fence or wall, and a landscape buffer yard, where the parking lot would have an adverse impact on an adjacent use because of high turnover of spaces or noise due to the location of service vehicle access and loading areas. (Ord. 99-5 § 2 Exh. A (part))

Approved outdoor lighting in a parking area shall not employ a light source higher than sixteen (16) feet, measured from final grade. Outdoor parking area lighting shall create no cone of direct illumination greater

than sixty (60) degrees from a light source higher than six feet, and shall not directly shine onto an adjacent street. Maximum illumination at ground level within parking areas shall be two footcandles and shall not exceed 0.5 footcandles in an R district. (Ord. 99-5 § 2 Exh. A (part))

Parking lots shall have paving, drainage, wheel stops, lighting, space marking and directional signs, which shall be subject to approval of the Zoning Administrator or, if the use is subject to a use permit, the Planning Commission. In reviewing the design of parking structures, the Zoning Administrator or the Planning Commission, as the case may be, shall consider the compatibility of the design with adjacent buildings or uses and conformance with the downtown design guidelines for uses in the downtown area. (Ord. 99-5 § 2 Exh. A (part))

Prior to the construction of an off-street parking area (or issuance of a grading or building permit) for a non- residential use or a multifamily dwelling, a plan shall be submitted to the Planning Director for the purpose of indicating compliance with the provisions of this chapter. This plan shall include: A. The location and placement of required landscaped areas, including a computation of the required area; B. A planting plan including a list of plants by name and size keyed to their location on the parking area; C. Location and description of fencing and architectural screen walls, including use of construction materials and colors or finishes; D. Layout and method of irrigation of landscaped areas; E. Location and placement of parking stalls, including bumpers, striping and circulation, and directional signs, all dimensions to permit comparison with approved parking standards; F. Location and placement of lights provided to illuminate the parking area; G. Method of drainage.

(Ord. 02-03 § 33 (part); Ord. 99-5 § 2 Exh. A (part))