Chapter 21.48 — PARKING AND LOADING REGULATIONS

A.

Purpose. The purpose of this chapter is to:

1.

Require parking spaces and loading spaces for all land uses that are sufficient in number, size, and arrangement;

2.

Minimize the negative environmental and urban design impacts of parking lots, driveways, and drive aisles within parking lots;

3.

Establish standards and regulations for safe and well-designed parking, unloading, and vehicle circulation areas that minimize conflicts within parking lots and, where appropriate, create buffers from surrounding land uses;

4.

Offer flexible means of minimizing the amount of area devoted to parking by allowing reductions in the number of required spaces in transit-served locations, shared parking facilities, and other situations expected to have lower vehicle parking demand; and

5.

Reduce urban run-off and heat island effect.

B.

Applicability.

1.

New Buildings/Uses. At the time of erection of any building or structure, off-street parking spaces associated with the building's use, with adequate and proper provision for ingress and egress by standard size automobiles shall be provided.

2.

Reconstruction, Expansion, and Change in Use of Existing Buildings.

a.

Nonresidential. When a change in use, expansion of a use, or expansion of floor area creates an increase of twenty percent or more in the number of required on-site parking or loading spaces, on-site parking and loading shall be provided according to the provisions of this chapter.

b.

Residential. When any building is remodeled, reconstructed, or changed in use by the addition of dwelling units, such additional garage or parking facilities as may be required must be provided, except for accessory dwelling units pursuant to Chapter 21.58 (Accessory Dwelling Units) or urban dwelling unit projects pursuant to Chapter 21.65 (Urban Dwelling Units).

c.

General.

i.

Existing parking shall be maintained, and additional parking shall be required only for such addition, enlargement, or change in use and not for the entire building or site.

ii.

If the number of existing parking spaces is greater than the requirements for such use, the number of spaces in excess of the prescribed minimum may be counted toward meeting the parking requirements for the addition, enlargement, or change in use.

iii.

A change in occupancy is not considered a change in use unless the new occupant is in a different land use classification than the former occupant pursuant to Table 21.32-1 (Zoning District Use Regulations).

3.

Parking Provisions of Uptown/Town Center Specific Plan. Buildings or land uses within the boundaries of the Uptown/Town Center Specific Plan are subject to the parking requirements of said specific plan.

4.

Nonconforming Parking. See Section 21.78.010 (Nonconforming Parking).

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

A.

Calculation of Required Parking Spaces.

1.

Area—Based Standards.

a.

Area-based parking space ratios shall be computed based on floor area in square feet. Floor area shall be calculated in compliance with Section 21.41.090 (Determining Floor Area).

b.

The zoning administrator is authorized to determine the area measurement for uses or portions of uses not located within buildings or structures.

2.

Bedroom-Based Standards. Where a parking requirement is stated as a ratio of parking spaces to bedrooms, any rooms having the potential of being a bedroom and meeting the standards of the building code as a sleeping room shall be counted as a bedroom.

3.

Vehicle Service and Repair Standards. For vehicle services and repair uses, floor area shall include all onsite structures, including office and lobby space, garages, and automotive service bays.

4.

Multiple Uses.

a.

Multiple Uses. When two or more uses are located on the same lot or within the same building or structure, the required parking for each use shall be calculated separately. The number of on-site parking spaces required shall be the sum total of the requirements for the individual uses, unless as otherwise provided for by this chapter.

b.

Mixed Functions. Where a building occupied by a single use contains several functions, such as sales, office, and storage areas, parking shall be as required for the principal use for the floor area (calculated consistent with Subsection 21.41.090(B)); except that when storage areas are larger two thousand square feet, the parking requirement is to be determined separately for those areas, as specified for warehouse, wholesale, and distribution.

B.

Spaces for Handicapped. Handicapped spaces shall be provided as required by state statute.

C.

General Requirements.

1.

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

2.

Parking Charge. The parking of motor vehicles shall be without monetary charge when such parking is required in conjunction with uses permitted by this chapter.

3.

Storage of Vehicles Prohibited. The parking facilities required by this chapter shall be only for the temporary parking of vehicles used in conjunction with the uses they serve. This chapter does not apply where vehicle storage is permissible as a primary or accessory land use.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

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A.

Parking Space Requirements. The number of required spaces for land uses are as set forth in Table 21.48.030-1 (OffStreet Parking Spaces Required). These provisions are established as the maximum number of parking spaces required. Where specific parking requirements are not listed, an interpretation of parking impacts and spaces needed based on a similar use may be determined by the director.

Table 21.48.030-1: Off-Street Parking Spaces Required

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

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A.

Mixed-Use Parking Standards. In a mixed-use development (residential and nonresidential uses within the same building or on the same parcel), sixty-six percent of the parking spaces required for commercial use may be used to meet the parking requirement for residential use.

B.

Joint Use Parking Standards. When a primarily weekday and daytime use (for example, office, daycare center) is located within three hundred feet of a primarily weekend or nighttime use (for example, assembly facility), up to sixtysix percent of the parking spaces for the daytime use may be used to meet the parking requirement for the nighttime use. The reverse is also true: up to sixty-six percent of the parking spaces for a night time use may be used to satisfy the parking requirement for the daytime use subject to the following conditions:

1.

The applicant shall demonstrate to the satisfaction of the review authority that there is no substantial conflict in the principal operating hours of the buildings or uses for which the joint use of off-street parking facilities is proposed.

2.

Parties concerned in the joint use of off-street parking facilities shall enter into a legally binding agreement for such joint use. The agreement, when approved as conforming to the provisions of this chapter, shall be recorded in the office of the county recorder and copies filed with the city. The minimum term for such an agreement shall be fifteen years.

C.

Historic Resources. A reduction in parking requirements may be permitted as an historic preservation incentive per Subsection 21.62.090(B) (Parking Requirement Reduction).

D.

Major Parking Modifications. The number of required parking spaces for any use may be reduced by up to twenty percent through a development plan modification (Section 21.16.020) as follows:

1.

Criteria for Approval. A development plan modification for a parking reduction may be approved if the review authority finds, in addition to the findings associated with a development plan modification (Subsection 21.16.020(D)) that special conditions exist that will reduce parking demand at the site. Special conditions might include, but are 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.

2.

Parking Demand Study. In order to evaluate a proposed project's compliance with the above criteria, submittal of a parking demand study prepared by a licensed traffic engineer, or as approved by the city engineer, that substantiates the basis for granting a parking reduction shall be required.

3.

Exception. This subsection allowing for a reduction in parking shall not be used for any of the following:

a.

Any use located within the Uptown/Town Center Specific Plan area;

b.

Any residential use (excepting an age-restricted development); or

c.

Any hotel or motel.

E.

Minor Parking Modifications. Modifications to specific parking standards may be approved through a site plan modification (Section 21.17.020) as follows:

1.

Tandem Parking. Tandem parking may be allowed through a site plan modification. In approving a request for tandem parking, the review authority shall find, in addition to the findings associated with a site plan modification (Subsection 21.17.020(C)), that tandem parking is appropriate for the specified use and site.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

A.

Provisions for Off-Site Parking. Parking facilities shall be located on the lot on which the principal land use is located unless such spaces cannot reasonably be located on such lot. In such a case, parking spaces may be located on any land within three hundred feet of the property with the principal land use; provided, that the following conditions are met:

1.

A legally binding written agreement between the owner of the property with the parking spaces and the principal land user assuring the retention of the parking spaces for the principal use shall be properly drawn and executed by the parties concerned, approved as to form by the city attorney and shall be recorded in the office of the county recorder and copies filed with the city prior to issuance of a building permit or certificate of occupancy for the principal use. The term of such an agreement shall be a minimum of fifteen years.

2.

The principal use shall be permitted to continue only as long as its parking requirements are met.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

A.

Multi-family development with ten or more units shall provide a minimum of two bicycle rack spaces for every ten units on site.

B.

Nonresidential development projects shall provide a minimum of two bicycle rack spaces for each twenty thousand square feet of gross floor area. In addition, for sites with fifty thousand square feet of gross floor area, two secured locker bike parking facilities shall be provided for each increment of fifty thousand square feet of gross floor area.

C.

For parking lots that require twenty or more parking spaces, a five percent reduction in parking spaces shall be allowed in exchange for providing four bike rack spaces.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

One motorcycle parking space shall be provided for each twenty vehicle spaces required. Motorcycle spaces shall be a minimum of six feet wide and ten feet long. Projects that provide more motorcycle spaces than required may reduce the required car spaces at the rate of one car space for each five additional motorcycle spaces.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.48.080 - Parking for electric vehicles.

A.

Parking spaces for electric vehicles shall be provided for all new developments in accordance with the requirements of the CalGreen Building Standards Code and/or successor code and local city codes, whichever yields the greater number of spaces. These dedicated parking spaces shall count toward the minimum required parking spaces for the associated use.

B.

All electric vehicle spaces shall be equipped with electric vehicle charging equipment as set forth in the CalGreen Building Standards Code and/or successor code and local city codes the use of which the property owner or operator may require payment at his or her discretion.

C.

Any charging or similar equipment shall not be placed within the required parking space dimensions and shall not obstruct any pedestrian path of travel.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.48.090 - Parking for storage of commercial vehicles, recreational vehicles, and boats.

The parking and storage of commercial and recreational vehicles (including recreational vehicles, boats, campers, trailers, farm equipment, or similar) as an accessory use on private property is subject to the following standards.

A.

Commercial Vehicles and Equipment. See Municipal Code Chapter 12.38 (Parking Restrictions) and Chapter 21.69.170(C) (Outdoor Storage Areas).

B.

Recreational Vehicles and Boats.

1.

Public Streets. See Municipal Code Chapter 12.38 (Parking Restrictions).

2.

Paving and Surfacing. Recreational vehicles shall be stored on a permanent surface listed in Subparagraph 21.48.100(D)2.a.

3.

Dwelling Use Prohibited. No recreational vehicle or tiny home on wheels shall be used for dwelling purposes on any site for any amount of time with the following exceptions:

a.

Within a permitted recreational vehicle park; or

b.

Subject to approval of a temporary use permit (see Chapter 21.20), a recreational vehicle may be used as caretaker

residences in commercial and industrial districts for temporary events such as pumpkin or Christmas trees sales or on the site of a construction project with an approved and active building permit provided that the recreational vehicle be removed within seven days of the end of the temporary event or before final occupancy for a construction project.

4.

Fluid Collection Systems. Drip pans or other fluid collection systems shall be used on any recreational vehicle that shows evidence of leaky fluids.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

A.

Parking Space Minimum Dimensions.

1.

General. Parking spaces shall be designed in compliance with the provisions in Table 21.48.100-1.

Table 21.48.100-1: Parking Space Standards

2.

Compact Spaces. Compact spaces may be provided for up to thirty percent of required spaces.

3.

Measurement.

a.

The width of enclosed parking spaces may be measured from the outer wall of a garage or the outer edge of a support post for a carport. Garage door openings shall be at least eight feet in width for a one-car opening and sixteen feet for a two-car opening.

b.

A two-foot overhang for bumpers is permitted into landscaping or walkways provided that wheel stops are provided and minimum widths for disabled access are maintained.

B.

Parking Lot Design.

1.

Maneuvering Aisle Minimum Dimensions. Parking drive aisles shall be designed in compliance with the provisions in Table 21.48.100-2 and with fire department standards including for truck turning radii and turnarounds.

Table 21.48.100-2: Parking Lot Aisle Standards

2.

Slope. Parking spaces shall not have front-to-back or side-to-side grades that exceed five percent slope.

3.

Parking Area Surface Materials.

a.

General. Parking area surface materials shall minimize impervious surfaces and be constructed from permanent materials such as asphalt, porous asphalt, concrete, porous concrete, pavers, or turf block. Decomposed granite is not considered a permanent surface.

b.

Modifications for Residential Uses. On residential lots larger than one acre, non-permanent parking area materials such as gravel, roadbase, or other suitable materials may be allowed through approval of a site plan modification (Section 21.17.020). In approving such a request, the review authority shall make the findings required for a site plan modification (Subsection 21.17.020(C)), and all of the following findings:

i.

The parking surface is compacted to resemble a paved surface, located in the rear half of the lot and/or located behind the primary structure, and accompanied by adequate landscape screening, and

ii.

Adequate mechanisms are installed and maintained to prevent track out of non-permanent parking area materials from tires before reaching any public right-of-way.

c.

Modifications for Nonresidential Uses. Non-permanent parking area materials such as gravel, roadbase, or other suitable materials may be allowed through approval of a development plan modification (Section 21.16.020). In approving such a request, the review authority shall make the findings required for a development plan modification (Subsection 21.16.020(D)), and all of the following findings:

i.

The parking spaces are overflow parking spaces provided above the required number of parking spaces; and

ii.

Adequate mechanisms are installed and maintained to prevent track out of non-permanent parking surface materials from tires before reaching any public right-of-way.

4.

Location in Setbacks and Required Screening. Required parking spaces may be located in required setbacks in all zoning districts. Parking areas located in setbacks shall provide a landscape buffer of ten feet between the front property line and the parking area, five feet between a street side property line and the parking area, and three feet between an interior (side or rear) property line and the parking area.

5.

Drainage.

a.

Parking area drainage shall be designed in compliance with city stormwater control and drainage requirements.

b.

Parking lots shall include perimeter curbing. Flat edge curbing is acceptable if wheel stops are provided.

6.

Backing Out onto Arterials. Parking areas and driveways on an arterial or greater road as designated in the circulation element of the general plan shall be designed so that vehicles do not back out of parking spaces directly onto the street or highway, unless determined to be infeasible by the city engineer.

7.

One-Way Signs. Directional signs shall be installed for one-way driveways and ramps to indicate one-way circulation.

8.

Maintenance. Parking areas, driveways, maneuvering aisles, ramps, and turnaround areas shall be kept free of obstructions at all times.

9.

Wheel Stops. Wheel stops shall be installed for parking spaces at least two feet from any adjacent walkway, sidewalk, street, or alley.

10.

Access. The location and design of all street or alley entrances and exits to off-street parking facilities shall be designed in accordance with city engineering standards.

11.

Striping. All parking spaces shall be striped in a manner clearly showing the layout of the spaces.

12.

Screening. Parking lots with six or more parking spaces shall be screened from view from any adjacent residentially zoned or developed property on all sides of the parking lot. Screening materials may include solid opaque fencing (excluding chain link with slats), masonry, or earth berms in combination with landscaping and shall be at least five feet in height, and not more than six feet in height, either for fence or walls and/or combination of fencing and walls and earth berm.

13.

Temporary Parking. The parking facilities required by this chapter shall be for the temporary parking of vehicles used in conjunction with the uses they serve. For long-term storage of vehicles, see Subsection 21.69.170(C) (Outdoor Storage Areas).

C.

Landscaping.

1.

In addition to the landscaping required by Subsection 21.45.020(A), eight square feet of landscape area shall be provided for every parking space in parking lots with six or more spaces. Emphasis shall be given to shade tree installation to inhibit heat buildup in parking areas. In parking areas with twenty or more cars, the design shall demonstrate a minimum of twenty-five percent shade cover within five years through selection of shade tree species.

2.

Design of landscaping for parking areas in all zoning districts (except for one single-family residence) is subject to development review committee approval.

3.

Landscape areas shall be designed to function as bioretention areas designed to filter, store and infiltrate storm water, utilizing mulch, soil and plant root systems, to retain, degrade and absorb pollutants. These can include bioretention swales, rain gardens or storm water planters. The use of an engineered soil mix and appropriate vegetation is important to facilitate bioretention functions. Where infiltration into underlying native soils is not appropriate, a perforated underdrain can convey treated runoff to a storm drain or surface drainage.

D.

Off-street Parking, Driveways and Vehicle Storage.

1.

Single-Family Residential Development.

a.

General. All uses shall provide off-street parking spaces and facilities as required by Section 21.48.030 (Required Parking Spaces). The number and location of all driveways shall be subject to approval of the city engineer.

b.

Landscaped Setback. Driveways parallel to a street (such as circular driveways and hammerhead turnarounds) shall be designed to provide a minimum ten-foot-wide maintained landscaped setback between the street right-of-way and the parallel edge of the driveway closest to the street right-of-way.

c.

Parking Location. No automobile, truck, motorcycle, recreational vehicle, boat, camper, trailer, farm equipment or similar vehicle, materials or equipment shall be parked or stored between a dwelling and the street except on paved driveways.

d.

Paved Area. Except for lots with circular drives, pavement of the front yard shall be limited to fifty percent of the front yard. On corner lots, pavement of the street side yard shall be limited to ten percent of the street side yard unless the garage/carport is accessed via the side street. In such a case, pavement of the street side yard may be increased to provide direct access to the garage/carport. Pavement in front and street side yard areas shall not exceed what is necessary to access off-street parking facilities. The balance of all areas between the main building and each street frontage shall be landscaped and maintained in a neat and orderly manner.

e.

Parking Space Slope for Single Family Residential Uses.

i.

General. Where provided, off-street parking spaces created in front of a garage door shall comply with Paragraph 21.48.100(D)1. (Slope).

ii.

Modification. Parking space slope may be modified through a site plan modification (Section 21.17.020) to allow parking spaces on slopes of up to fifteen percent. In approving such a request, the review authority shall make the findings required for a site plan modification (Subsection 21.17.020(C)). and find that the creation of the parking spaces would otherwise necessitate extensive grading.

2.

Multi-Family Residential Development.

a.

General. All uses shall provide off-street parking spaces, drives and facilities as required by Section 21.48.030 (Required Parking Spaces).

b.

Landscaped Setback. Driveways parallel to a street (such as circular driveways and hammerhead turnarounds) shall be designed to provide a minimum ten-foot-wide landscaped setback between the street right-of-way and the parallel edge of the driveway closest to such street right-of-way.

c.

Screening. Parking lots located between public streets and multi-family dwellings shall be screened with either a three-foot-high decorative masonry wall or a three-foot-high landscaped earthen berm.

d.

Parking Location. Parking and storage for automobiles, trucks, motorcycles, recreational vehicles, boats, campers, trailers, farm equipment or similar vehicles or equipment shall only be parked or stored on paved parking spaces

designated for residential units and may not be parked or stored in parking spaces designated for visitors.

E.

Maintenance of Parking Facilities.

1.

All parking areas shall be kept clean and free of dust, mud, and trash. Parking areas shall be used only for the purpose of parking vehicles. Where landscaping is provided within or along parking areas, adequate irrigation and maintenance shall be provided.

2.

Striping, marking, directional signs, lighting, screening and all other improvements required by this chapter shall be adequately maintained.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.48.110 - Driveway standards.

A.

Generally. The following standards are applicable to all driveways.

1.

Minimum Width.

a.

Driveways serving four or fewer residential dwelling units shall have a minimum width of twelve feet. (Exception: Accessory dwelling units developed in accordance with Chapter 21.58 [Accessory Dwelling Units] shall not be included in this calculation.)

b.

Driveways serving five or more residential dwelling units or a nonresidential development shall have a minimum width of twenty-four feet.

2.

Minimum Back-Up Distance. The minimum back-up distance between a detached garage or carport shall be twentyfour feet to a sidewalk or side or rear property line. Garages and carports that back up to a paved alley may include the twenty-foot-wide alley in back up distance measurement.

3.

Vertical Clearance. Driveways shall have a minimum vertical clearance of thirteen feet six inches.

4.

Long Driveways. Driveways exceeding one hundred fifty feet in length shall provide a turnaround in compliance with the California Fire Code and subject to approval of the fire marshal.

Driveway Surface Materials.

a.

General. Driveways shall be constructed with permanent surfacing with materials such as asphalt, porous asphalt, concrete, porous concrete, bricks, pavers, or turf block. Decomposed granite (DG) is not considered a permanent surface.

b.

Modifications for Single-Family Residential Uses. On single-family residential lots larger than one acre, nonpermanent driveway materials such as roadbase may be allowed through a site plan modification (Section 21.17.020). In approving such a request, the review authority shall make the findings required for a site plan modification (Subsection 21.17.020(C), and all of the following findings:

i.

Adequate mechanisms are installed and maintained to prevent track out of non-permanent driveway materials from tires before reaching any public right-of-way; and

ii.

The driveway material alternation complies with fire department and city engineering standards.

6.

Drainage. Driveway drainage shall be designed to comply with city stormwater control and drainage standards.

7.

Slope. Driveways shall not exceed a maximum slope of fifteen percent. Driveways shall have either a continuous cross slope that conveys runoff to adjacent landscaping or a crowned surface which conveys each side to landscape areas.

8.

Access. Driveways shall not be located more than five hundred feet from the street or alley to the parking area served.

9.

Common Driveways. Common driveways shared by more than one lot shall be allowed when proper easements or agreements have been executed and filed with the city, and recorded with the county recorder.

10.

Backing Out onto Arterials. Driveways that serve five or more residences, any nonresidential land uses, and any use on an arterial or greater road as designated in the circulation element of the general plan shall be designed so that vehicles do not back out of parking spaces directly onto the street or highway, unless determined to be infeasible by the city engineer.

B.

Driveway Gradient and Width Modifications. Where topography or other physical factors such as existing setbacks, lot dimensions, and oak trees, combine to make development in accordance with driveway standards infeasible, Modifications may be allowed through a site plan modification (Section 21.17.020). In approving such a request, the

review authority shall make the findings required for a site plan modification (Subsection 21.17.020(C)), and the following finding:

1.

The project is subject to and will comply with any mitigation measures necessary to ensure adequate fire protection. The fire department reserves the right to require that residential fire sprinkler systems be installed when emergency access is restricted.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

21.48.120 - Off-street loading requirements.

A.

Required Loading Spaces. Every structure or part thereof erected or occupied for retail business, service, manufacturing, storage, warehousing, hotel, mortuary, or any other use similarly involving the receipt or distribution by vehicles of space in accordance with the following requirements:

1.

Commercial Zoning Districts. Within any commercial zoning district, one loading space is required for each ten thousand square feet of gross floor area.

2.

Industrial Zoning Districts. Within any industrial zoning district, one loading space is required for each fifteen thousand square feet of gross floor area.

B.

Size. For the purpose of this section, an off-street loading space, exclusive of adequate access drives and maneuvering space, shall have minimum dimensions of twelve feet by forty feet and an overhead clearance of fourteen feet in height above the alley or street grade.

C.

Modifications. Modifications to off-street loading requirements may be allowed through a site plan modification (Section 21.17.020). In approving such a request, the review authority shall make the findings required for a site plan modification (Subsection 21.17.020(C)).

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

Chapter 21.50 - OBJECTIVE DESIGN STANDARDS FOR MIXED-USE AND MULTI-FAMILY DEVELOPMENT