Article III — PROPERTY DEVELOPMENT STANDARDS

The off street parking facilities required by this title shall be located on the same lot or parcel of land as the use they are intended to serve, except that in cases of practical difficulty, the planning commission may approve a substitute location which meets the following conditions:

A. All or part of the substitute location is within two hundred feet (200') of the principal use for which the parking is being provided;

B. The substitute lot is in the same possession as the use it is intended to serve. Such possession may be by deed or long term lease, the terms of which meet the approval of the city. (Ord. 1000 § 40.30(A), 1955)

A. Each off street parking space shall have dimensions not less than nine feet (9') in width and nineteen feet (19') in length, except parallel parking stalls which shall be a minimum of eight feet (8') in width and twenty four feet (24') in length. No part of the area of a required parking space shall be used for driveways, aisles, walkways or other required improvements.

• B. Compact parking stalls are permitted subject to the following:

1. Compact stalls shall have dimensions no less than eight feet (8') in width and fifteen feet (15') in length.

2. Compact spaces are permitted for projects that provide more than twenty five (25) off street parking spaces. The first twenty five (25) spaces shall be standard size stalls. Twenty five percent (25%) of the remaining parking may be compact spaces.

3. Compact spaces shall be located away from the main building entrance and in no case shall compact spaces be permitted adjacent to any building entrance.

4. Compact spaces shall be designated "COMPACT" and shall be visible day and night.

5. Including one of the following to be determined by staff:

a. Compact parking spaces are permitted in areas of the city where parking does not currently meet code upon a finding by the planning commission that the use of compact parking stalls will alleviate an existing parking problem; or

b. Compact spaces are permitted for long term parking when there is a proportionate increase in parking lot landscaping as follows: for each proposed compact space, thirty (30) square feet of landscaping shall be provided in the parking area in addition to the minimum landscape requirements of this code. (Ord. 2068 § 1, 1989: Ord. 1000 § 40.30(B), 1955)

The following requirements shall govern access to off street parking facilities:

A. Forward travel to and from parking facilities from a dedicated street or alley is required. The parking area shall be adequate to facilitate the turning of vehicles to permit forward travel upon entering a street.

• B. All uses which adjoin a major or secondary highway shall, wherever possible, have access by way of a service road or alley.

• C. The access to all off street parking facilities shall be designed in a manner which will not interfere with the safe movement of traffic.

D. Concrete driveway approaches shall be provided for ingress to and egress from all parking facilities. Each parking space shall be easily accessible to the intended user. The width of driveway entrances and exits from a public street shall be measured at the property line and shall comply with the following standards, unless specific exemptions are made by the director of public works:

Minimum driveway width for single-lane entrances and exits 14 feet Minimum driveway width for combined entrances or exits 26 feet Maximum driveway width 30 feet

• (Ord. 1000 § 40.30(C), 1955)

A. Minimum lot dimensions shall be provided in accordance with the angle of the parking spaces they serve. (See table 18.164.280(A) of this section.)

B. Stall depths may be reduced up to one foot (1') where the parking space is adjacent to a six foot (6') or wider sidewalk, or adjacent to a landscaped planter with an interior diameter of five feet (5') or more.

C. Wheel stops shall be provided only along side and rear property lines when necessary to protect adjacent property from vehicle encroachment.

D. Circulation within a parking area with more than one aisle must be such that a car need not enter the street to reach another aisle within the same parking area.

TABLE 18.164.280(A )

E. Directional signs shall be required to differentiate between entrance and exit access points to the street. (Ord. 1852 § 1, 1984: Ord. 1000 § 40.30(D), 1955)

The location of parking facilities shall comply with the following:

A. In the agriculture, residential, A-P, C-1, C-2 and M-P zones, parking shall not be permitted in the required front yard. On a corner lot or through lot, parking shall not be permitted in the required yards adjoining either street.

B. In other commercial and manufacturing zones, a portion of the required front yard areas may be used for parking, provided that the landscaping, fencing and all other provisions of this title are met.

C. No part of any parking area for more than five (5) vehicles shall be closer than ten feet (10') to any residential use, school, hospital, or other institution for human care located on an adjoining lot, unless screened by a masonry wall not less than four feet (4') in height. (Ord. 1000 § 40.30(E), 1955)

Every parcel of land hereafter used as a public or private parking area, including a commercial parking lot and a vehicle sales area, shall be developed and maintained in good condition and in accordance with the provisions of this chapter. (Ord. 1000 § 40.30(F), 1955)

All required parking areas shall have the following improvements:

A. All off street parking areas and vehicle sales areas, and any driveways used for access thereto, shall be paved. Such paving shall consist of suitable base material, topped with hard, durable, plant mix asphaltic paving at least two inches (2") thick after first compaction, or Portland cement paving at least three inches (3") thick. The surface shall be graded and drained so as to dispose of all surface water. Drainage shall be taken to the curb or gutter and away from adjoining property. Such drainage shall not be allowed to cross the surface of a public sidewalk.

• B. Parking spaces shall be legibly marked off on the pavement.

C. Where such areas adjoin residential districts, they shall be separated therefrom by a solid masonry wall six feet (6') in height, provided such wall shall not exceed three feet (3') in height where it is in the front yard area of an abutting residential use or district. Where no fence or wall is required along a boundary of an area covered by this section, there shall be a concrete curb or concrete wheel stops not less than six inches (6") in height securely installed and maintained as a safeguard to abutting property or public right of way. The barrier shall not be less than two feet (2') from a property line.

D. Where such area adjoins a residential district, there shall be a border of appropriate landscaping, not less than six feet (6') in depth, along the residential street frontage to protect the character of the adjoining residential property. Such landscaping shall be maintained by the owner or operator of the premises. Plans for the development shall be submitted to the planning department for approval.

E. When more than five (5) parking spaces are proposed for a parcel, a minimum of seven percent (7%) of such parking area shall be landscaped and maintained in accordance with the provisions of chapter 18.168 of this title.

F. Parking lots intended for nighttime use shall be adequately lighted for safe vehicular and pedestrian movements. Lighting shall be arranged to reflect away from adjoining properties and streets. (Ord. 2498 § 1, 2002: Ord. 1000 § 40.30(G), 1955)

The use of alternative improvement standards for accessory parking areas that serve public parks, trails and linear parks, or similar public uses may be approved by the final acting authority upon the review and recommendation of technical staff within planning, municipal utilities and engineering, building and safety, police, fire, and quality of life, and provided the following minimum criteria are met:

A. Alternative surfacing material may be allowed in all areas of the parking lot unless otherwise required by this section. Consideration shall be given for surface materials that are compatible with the surrounding area;

• B. Fire and emergency access shall be approved by the fire marshal;

• C. Disabled parking and access is provided in accordance with title 24 of the California code of regulations;

D. Paved accessible access is provided in accordance with the Americans with disabilities act to the building or facility;

E. The minimum parking stall dimensions shall not be less than eight feet (8') in width and fifteen feet (15') in length, as provided by subsection 18.164.260B1 of this chapter for compact stalls. Notwithstanding the allowance of reduced parking stalls, a portion of the parking stalls and the parking area shall be designed to accommodate larger vehicles such as trucks, vans, and buses;

F. Driveway approaches shall not be less than fourteen feet (14') in width for single lane entrances and exits and no less than twenty six feet (26') in width for combined entrances and exits;

G. The drive aisle for one-way aisles shall be no less than twelve feet (12') in width and no less than twenty six feet (26') in width for twoway aisles;

H. Twenty feet (20') of paved access shall be provided from the edge of roadway;

• I. Adequate site drainage and water quality management measures are provided;

J. Parking areas serving more than five (5) vehicles shall comply with subsection 18.164.290C of this chapter for minimum distances or screening of the spaces from any residential use, school, hospital, or other institution for human care located on an adjoining lot; and

K. Reduced landscape standards may be allowed pursuant to subsection 18.168.210F of this title. (Ord. 2835, 2016)

18.164.320: JOINT USE AGREEMENTS; CONDITIONS:

The planning commission may, upon application by the owner or lessee of any property, authorize the joint use of parking facilities by the following uses or activities under the conditions specified herein:

A. Up to fifty percent (50%) of the parking facilities required by this chapter for a use considered to be primarily a daytime use may be provided by a use considered to be primarily a nighttime use; up to fifty percent (50%) of the parking facilities required by this chapter for a use considered to be primarily a nighttime use may be provided by a use considered to be primarily a daytime use, provided that such reciprocal parking area shall be subject to conditions as set forth in subsection C of this section.

a daytime use may be provided by a use considered to be primarily a nighttime use; up to fifty percent (50%) of the parking facilities required by this chapter for a use considered to be primarily a nighttime use may be provided by a use considered to be primarily a daytime use, provided that such reciprocal parking area shall be subject to conditions as set forth in subsection C of this section.

B. 1. The following uses are typical daytime uses: banks, business and professional offices, retail stores, personal service shops, clothing or shoe repair or service shops, and similar uses.

2. The following uses are typical of nighttime and/or Sunday uses: auditoriums, fraternal lodges, churches and theaters.

C. Conditions required for joint use:

1. A building or use for which application is being made for authority to utilize the existing off street parking facilities provided by another building or use, shall be located within one hundred fifty feet (150') of such parking facilities.

2. The applicant shall show that there is no substantial conflict in the principal operating hours for the buildings or uses for which the joint use of off street parking facilities is proposed.

3. Parties concerned in the joint use of off street parking facilities shall evidence agreement for such joint use by a proper legal instrument approved by the city attorney as to form and content. (Ord. 1000 § 40.40, 1955)

The purpose of this section is to permit a reduction in the number of required off street spaces for certain specified uses within a mixed use project through the sharing of parking resources. This section allows for shared parking for two (2) or more different land uses listed in this section that are located adjacent to or near one another on the same mixed use project site.

A. Shared parking is based on the hourly variations during the day in the number of parking spaces needed for each of the different identified uses. The minimum number of required off street parking spaces is determined by the hour in which the highest number of spaces is needed for the combined uses. Table 18.164.325(A) of this section shows the percentage of peak parking demand that occurs for each use for each hour of the weekday. The period during which a use is expected to generate its peak parking need is indicated as one hundred percent (100%). Table 18.164.325(B) of this section shows the percentage of peak parking demand that occurs for each use for each hour of the weekend day.

B. For a mixed use project, the total number of required off street parking spaces for shared parking shall be calculated by using the following methodology:

C. Residential uses shall not be included in the determination of shared parking requirements, except for visitor parking required for a mixed use project by article I of this chapter.

D. Prior to any substantial change in the tenant mix of a mixed use project, as determined by the community development director, for which this section was utilized for compliance with the parking requirements of this code, an amendment to the entitlement approving the mixed use project shall be submitted to the reviewing body to demonstrate compliance with the provisions of this section.

E. In allowing a reduction in the number of off street parking spaces required by a mixed use project under this section, the reviewing body must determine that:

1. The requirements of all other applicable provisions of this chapter are met; and

2. The reduction allowed under this section provides sufficient parking to serve the intended and potential use of the proposed mixed use project.

City of Redlands

TABLE 18.164.325(A)

HOURLY ACCUMULATION (PERCENTAGE OF PEAK HOUR) BY LAND USE (WEEKDAY)

TABLE 18.164.325(B)

HOURLY ACCUMULATION (PERCENTAGE OF PEAK HOUR) BY LAND USE (WEEKEND)

(Ord. 2688 § 1, 2008)