Salinas Municipal Code § 37-50.360 Off-street parking and loading spaces regulations

The purpose of this section is to:

(a) Ensure that adequate parking and loading facilities, and outdoor lighting 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

(b) Ensure that off-street parking and loading facilities, and outdoor lighting are designed in a manner that will ensure efficiency, protect the public safety, and, where appropriate, insulate surrounding land uses from adverse impacts.

(Ord. No. 2463 (NCS).)

(a) When Required. At the time of initial occupancy of a site, change in occupancy or use, construction of a structure, or major alteration or enlargement of a structure, off-street parking facilities, and off-street loading facilities shall be provided in accord with the regulations prescribed in this division. For the purposes of these requirements, "major alteration or enlargement" shall mean a change of use. For purposes of determining parking requirements, a change in occupancy is not a change of use unless the new occupant is considered in a different use classification than the former occupant.

(b) Required Parking. Except as otherwise provided in this section or as allowed by the new urbanism (NU) districts, mixed use (MU) districts, central city overlay (downtown core area) district, or focused growth overlay district regulations, all parking required by Section 37-50.360: Off-street parking and loading spaces regulations shall be off-street.

(c) Spaces Required for Alteration or Enlargement. The number of parking spaces or loading berths required for an alteration or enlargement of an existing use or structure, or for a change of occupancy, shall be in addition to the number of spaces or berths existing prior to the alteration, enlargement or change of occupancy unless the pre-existing number is greater than the number required by this division. In this case, the number of spaces or berths in excess of the required minimum shall be counted as a credit in determining the additional number (if any) of spaces or berths required. Additions to detached single-family residential structures exceeding five hundred square feet in gross floor area shall provide required off-street parking facilities in accordance with Section 37-50.360(c) below.

(d) Nonconforming Parking or Loading. No existing use of land or structure shall be deemed to be nonconforming solely because of the lack of off-street parking or loading spaces required by this division, provided that facilities being used for off-street parking and loading as of the effective date of this Zoning Code shall not be reduced.

(e) Spaces Required for Multiple Uses. Except as otherwise provided in this section for shopping centers or industrial complexes or as allowed by the new urbanism (NU) districts, mixed use (MU) districts, central city overlay (downtown core area) district, or focused growth overlay district, 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.

(f) Joint Use/Shared Parking. Off-street parking and loading facilities required by this division for any use shall not be considered as providing parking spaces or loading berths for any other use except where the provisions of Section 37-50.370: Reduction of required number of parking and loading spaces, and/or new urbanism (NU) districts, mixed use (MU) districts, central city overlay (downtown core area) district, or focused growth overlay district regulations apply. Joint use facilities shall contain not less than the total number of loading berths as determined individually, subject to the provisions of Section 37-50.350(i) below.

(g) Location and Ownership. The parking and loading required to serve a use shall be on the same site as the use served, except as follows:

(1) On-street parking which counts toward the required off-street parking requirements for a use in accordance with the new urbanism (NU) districts, mixed use (MU) districts, central city overlay (downtown core area) district, or focused growth overlay district regulations.

(2) Parking for interim housing may be located on a different site under the same or different ownership within one hundred fifty feet of the use served, measured from the parking facility to the public entrance, or primary entrance in the case of a private facility, of the use served via the shortest pedestrian route as approved by the city planner.

(3) Parking required to serve a nonresidential use may be on the same or a different site, provided that a minimum of fifty percent of such parking shall be within two hundred feet of the use served, measured from the nearest corner of the parking facility to the public entrance of the use served via the shortest pedestrian route or as otherwise provided in this Zoning Code.

(4) Required front and corner-side yards and open space areas of a site shall not be used to meet off-street parking requirements, except for ADU replacement parking per Section 37-50.250 .

(h) Life of Facility. Facilities for off-site parking shall be restricted to that use by a recorded deed, lease, or agreement, acceptable to the city planner and for a period of time consistent with the site plan review requiring the parking, provided that the city planner may lift the restriction upon finding that substitute parking facilities meeting the requirements of this division are provided. No use shall be continued if the required parking is removed, unless substitute parking facilities are provided to the satisfaction of the city planner.

(i) Common Loading Facilities. The off-street loading facilities requirements of this division 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. As a requirement of approval, an attested copy of a contract between the parties concerned setting forth an agreement to allow joint use of a common loading facility shall be filed with the application for a site plan review. The city may record the contract.

(j) Computation of Spaces Required. If, in the application of the requirements of this division, a fractional number equal to or greater than one-half is obtained for any use or facility, one additional parking space or loading berth shall be required for that use or facility.

(k) Paving. Any area used for the parking, loading, maneuvering, storage, dismantling, wrecking, salvage, or sale of vehicles, recreational vehicles, or machinery shall be surfaced and maintained with asphaltic, concrete, or other permanent surfacing material sufficient to prevent mud, dust, and loose material from escaping the paved areas; and to control hazardous substances or wastes from affecting the quality of the ground or surface waters, subject to the approval of the city engineer. Parking and loading spaces shall be required independent of any paved surface area used for storage, dismantling, wrecking, salvage, or sale of vehicles, recreational equipment, or machinery.

(l) Prohibited Locations. No vehicle may be parked within a front or corner side yard in an R or NU (NE, NG-1, and NG-2) zoning district except on a paved driveway which provides direct access to the required parking serving the site and which meets the requirements of Section 37-50.450: Driveways.

(Ord. No. 2463 (NCS).)

(Ord. No. 2626 (NCS), § 2, 11-5-2019)

(a) Schedule Descriptions. Off-street parking and loading spaces shall be provided in accord with the schedules identified in Table 37-50.90:

Table 37-50.90 Off-Street Parking and Loading Schedules

(b) General Provisions.

(1) 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 maintenance areas, but shall exclude area for vertical circulation, mechanical equipment, stairs, or elevators.

(2) Where the use is undetermined, or not specified in this section, the city planner shall determine the probable use and the number of parking and loading spaces required. In order to make this determination, the city planner may require the submission of survey or other data from the applicant or have data collected at the applicant's expense.

(3) For uses located in the new urbanism (NU) districts, mixed use (MU) districts, central city overlay (downtown core area) district, or focused growth overlay district, on-street parking may be counted towards the required off-street parking requirement if it meets the requirements of the applicable district.

(c) Schedule A—Number of Spaces Required. Table 37-50.100 identifies the minimum number of off-street parking spaces required by use classification. These minimum space requirements shall be applied to each project except as otherwise provided in this section or as allowed by the new urbanism (NU) districts, mixed use (MU) districts, central city overlay (downtown core area) district, or focused growth overlay district regulations:

Table 37-50.100 Schedule A: Off-Street Parking and Loading Spaces Required

Notes:

(1) On-street parking may be used to satisfy the off-street parking requirements in accordance with the provisions of Section 37-30.280(q)(3): On-street Parking.

(2) The following parking requirements shall apply to properties located in the East Romie Lane Corridor overlay district (see Article IV, Division 6: East Romie Lane Corridor (ERL) Overlay District):

(A) In the East Romie Lane Corridor overlay district, medical and dental offices existing as of September 5, 1996, that convert to business and professional offices and return to medical or dental office uses at a later date shall provide parking at the rate of one space for every two hundred fifty square feet of medical or dental office.

(B) In the East Romie Lane Corridor overlay district, business and professional offices existing as of September 5, 1996, that convert to medical and dental offices shall provide parking at the rate of one space for every two hundred square feet of medical or dental office.

(d) Schedule B—Number and Type of Off-street Loading Spaces Required. Table 37-50.110 identifies the minimum number of off-street loading spaces required by the use classification group (Note: please refer to the last column of Table 37-50.100 above for the applicable use classification group). These minimum space requirements shall be applied to each project except as otherwise provided in this section or as allowed by the new urbanism (NU) districts, mixed use (MU) districts, central city overlay (downtown core area) district, or focused growth overlay district regulations.

Table 37-50.110 Schedule B: Off-Street Loading Spaces Required

Notes:

(A) Measurements shown = width × length × height

"-" = None required

(Ord. No. 2463 (NCS).)

(Ord. No. 2507 (NCS), §§ 20, 38, 5-18-2010; Ord. No. 2532 (NCS), § 17, 11-13-2012; Ord. No. 2569 (NCS), §§ 10, 11, 4-19-2016; Ord. No. 2581 (NCS), § 11, 12-6-2016; Ord. No. 2649 (NCS), § 5, 9-21-2021)

(a) Reductions Allowed by the City Planner. The city planner may consider a reduction from zero to a maximum of twenty percent subject to the approval of a site plan review and a reduction of greater than twenty percent to a maximum of thirty percent subject to the approval of an administrative conditional use permit of the number of parking and loading spaces required by Schedules A and B in Section 37-50.360: Off-street parking and loading spaces regulations if the city planner determines/finds any of the following conditions exist:

(1) Parking and loading requirements for an existing building(s), due to the exceptional shape or size of the site or other unusual site conditions, are burdensome to the point where they prevent a reasonable range of uses similar to other properties in the same zoning district;

(2) The use or activity is participating in a facilities trip reduction plan in accordance with Section 37-50.330: Vehicle trip reduction;

(3) Multiple uses with different peak parking hours are sharing the same parking and loading spaces; or

(4) Survey or other data exists which supports a reduction in parking and loading spaces for uses which, by their nature, are not likely to be converted to another use with greater parking requirements.

(b) Reductions Allowed by the Planning Commission. Except as otherwise provided for this section, the planning commission may approve reductions greater than thirty percent of the number of parking and loading spaces required by Schedules A and B in Section 37-50.360: Off-street parking and loading spaces regulations, as part of a conditional use permit, and the commission finds any of the conditions listed in subsection 37-50.370(a) of this section.

(c) Reductions Allowed for Structures with Historical or Architectural Merit. For structures that are located in the area of historic and architectural merit as indicated on Figure COS-3 (historic and architectural resources) of the general plan conservation/open space element, and which are proposed to be converted to a use with a higher parking requirement, the city planner may approve reductions up to a maximum of fifty percent of the number of parking and loading spaces required by Schedules A and B subject to the approval of a site plan review. Reductions greater than fifty percent of the required parking for a site may be considered subject to approval of an administrative conditional use permit. In approving such reductions, the city planner must determine/find, as applicable, that such reduction is required due to existing site factors which prevent the provision of all or some of the parking required for use, and that the proposed reduction is necessary to ensure the historical or architectural significance of the structure is maintained.

(d) Reductions for Conversions of Existing Residential Dwelling Units into Nonresidential Uses. For conversions of single-family dwelling units into nonresidential uses with a higher parking requirement, the city planner may authorize parking waivers up to a maximum of fifty percent of the number of parking and loading spaces required by Schedules A and B subject to the approval of a site plan review. Reductions greater than fifty percent of the required parking for a site may be considered subject to the approval of an administrative conditional use permit. In approving such reductions, the city planner or planning commission, as applicable, must determine/find, as applicable, that such reduction is required due to existing site factors which prevent the provision of all or some of the parking required for the conversion of the residential structure to a nonresidential land use, and that the proposed reduction is necessary to ensure the character of the structure is maintained.

(Ord. No. 2463 (NCS).)

(a) Within designated parking districts established by the city council a parking requirement serving nonresidential uses on a site may be met by a cash in-lieu payment to the city prior to issuance of a building permit or a certificate of occupancy, if no building permit is required. The fee shall be to provide public off-street parking in the vicinity of the use.

(b) The city planner may accept a fee for no greater than twenty spaces. City council approval is required to accept a fee for more than twenty spaces.

(c) In establishing such parking districts, the city may set limitations on the number of spaces or the maximum percentage of parking spaces required for which an in-lieu fee may be tendered. Determinations as to whether an in-lieu fee will be accepted and the factors used to calculate the amount of the fee, e.g., estimated values for land and improvement costs for parking spaces, shall be at the sole discretion of the city.

(d) As an alternative to cash in-lieu payments, the city, at its discretion, may consider alternative assessments or financing mechanisms to achieve the intent of this section.

(Ord. No. 2463 (NCS).)

All parking facilities shall comply with the requirements of the California Code of Regulations, Title 24, and the Americans with Disabilities Act of 1990, in regard to the provisions of accessible parking spaces for people with disabilities. One parking space shall be provided for each dwelling unit designed for people with disabilities. Parking for people with disabilities shall be provided for all other projects on the basis of total parking provided on-site as identified in Table 37-50.120:

Table 37-50.120 Accessible Parking Spaces Required

Note:

(A) When fewer than five total parking spaces are provided at buildings and facilities subject to these regulations, the space shall be a minimum of fourteen feet wide or larger if otherwise required by this section, and shall be lined to provide a nine-foot parking area and a five-foot loading and unloading area. There shall be no requirement that the accessible space is van-accessible or that it be reserved exclusively or identified for use only by persons with disabilities.

(Ord. No. 2463 (NCS).)

(a) Where Required. Bicycle parking spaces shall be provided for all commercial, industrial, mixed use, and public/semipublic uses with the exception of airport-related uses at the Salinas municipal airport. Bicycle parking shall be in addition to automobile parking spaces.

(b) Number Required.

(1) Public/semipublic zoning district use classifications: as specified by the conditional use permit or a site plan review;

(2) Commercial, mixed use (MU), and industrial zoning districts use classifications: ten percent of the requirement for automobile parking spaces where parking space requirements are ten or more spaces. The maximum required number of bicycle parking spaces need not exceed fifty spaces.

(c) Design Standards.

(1) For each bicycle parking space required, a U-lock compatible, wave type (see Figure 37-50.70), or other type bike rack approved by the city engineer shall be provided on-site, to which a user can secure one wheel and the frame of a bicycle. The stationary object may be either a freestanding bicycle rack or a wall-mounted bracket. For long-term parking needs, such as employees wishing to secure bicycle parking for the workday, an alternative is to install bicycle lockers on the site to match the required bicycle parking requirements.

(2) Bicycle parking shall be provided in a manner that does not interfere with pedestrian or vehicular circulation and shall be located near building entrances (not to exceed one hundred feet from the primary building entrance and clearly visible from such entrance). Such parking may be provided in a required landscape area provided the bicycle parking area is mounted on a concrete pad and direct access to/from the bicycle parking area is paved.

[Figure]

(Ord. No. 2463 (NCS).)

(Ord. No. 2507 (NCS), § 14, 5-18-2010)

(a) Number of Small Parking Spaces Allowed. Small parking spaces, with dimensions of eight feet by sixteen feet, shall be allowed in accordance with Table 37-50.130. Such parking shall be dispersed throughout the parking lot:

Table 37-50.130 Percent of Small Parking Spaces Allowed

Note:

* Applied to commercial use parking spaces only.

(b) Dimension Requirements for Obstructed Spaces. Each parking space adjoining a wall, column, or other obstruction higher than one-half foot shall be increased by one foot on each obstructed side.

(c) Vertical Clearance. Vertical clearance for parking spaces shall be seven feet. For residential uses, nonstructural improvements including wall-mounted shelves, storage surface racks, or cabinets may encroach into the vertical clearance in the front five feet of a parking space, provided a minimum of four and one-half feet of vertical clearance is maintained above the finished floor of the garage.

(d) Wheel Stops. All spaces shall have wheel stops or a six-inch continuous concrete curb three feet from a building, fence, wall, or walkway. Concrete curbs are preferred over individual wheel stops for maintenance and safety concerns. When no pedestrian passage through the parking spaces is possible, a continuous six-inch concrete curb shall be provided. When a parking space abuts a landscaped planter, no curb is necessary provided that the planter is expanded three feet to allow the parked vehicle to overhang the planter. When a parking space abuts a sidewalk, a minimum of four feet of unobstructed travel path along the sidewalk shall be provided.

(e) Dimension Requirements for Residential Garages and Carports. The minimum interior dimension (unobstructed) for two car garages or carports shall be twenty feet long by twenty feet wide.

(Ord. No. 2463 (NCS).)

(a) Each parking space shall be independently accessible to aisles and driveways in accordance with Table 37-50.140:

(1) Angle Parking. Parking dimensions and aisle widths for angle parking shall conform to the dimensions indicated in the table titled "Parking Space Requirements at Various Parking Angles."

(2) Parallel Parking. Parking dimensions shall be eight feet by twenty-four feet. End stalls may be eight feet by twenty feet. Aisle shall be twelve feet for one-way aisles, and twenty-four feet for two-way aisles.

Table 37-50.140 Parking Space Requirements at Various Parking Angles

Notes:

(1) Excludes overhang allowance.

(2) Twenty-four-foot minimum aisle width for two-way circulation.

(3) The interior dimension requirements for residential garages and carports shall be subject to Section 37-50.410(e).

[Figure]

(Ord. No. 2463 (NCS).)

(a) When an applicant can demonstrate to the satisfaction of the city planner the necessity for variations on the dimensions otherwise required by this division, a specific parking area design may be approved, subject to a site plan review, under the following limitations:

(1) The area affected by the specific design shall be for parking by persons employed on the site only. Visitor parking spaces shall meet the dimensions required;

(2) The surface area available for parking shall not be less than would be required to accommodate the minimum required number of spaces for large and small cars; and

(3) The parking area design will not impede the flow of vehicles, reduce pedestrian safety, or hinder loading or unloading.

(Ord. No. 2463 (NCS).)

All spaces in a parking facility, except single-family dwelling units and dwelling units with up to two attached dwelling units shall be accessed via an internal driveway system which does not require a vehicle to re-enter or back over a public right-of-way to access the space unless it is determined by the city engineer to be physically impossible to provide for such access. However, an alley may be used as maneuvering space for access to off-street parking.

(Ord. No. 2463 (NCS).)

(a) Driveway[s]. Driveways shall be designed pursuant to the following standards identified in Table 37-50.150 unless otherwise specified by the new urbanism (NU) districts, mixed use (MU) districts, focused growth overlay district, or central city overlay (downtown core area) district regulations:

Table 37-50.150 Driveways

Notes:

(1) Driveways located within cul-de-sac "bulbs" or "knuckles" shall not exceed eighteen feet in width.

(2) A maximum driveway frontage of seventy-five percent, including flares, shall be permitted on parcels with less than forty feet of street frontage and located within a cul-de-sac "bulb" or "knuckle."

(3) A minimum of twenty feet of full height curb shall be maintained between driveways serving the same property.

(4) Adjacent driveways on abutting properties may be combined if the total throat width of such combination does not exceed thirty feet.

(5) No portion of any driveway shall be permitted between:

(A) The points of curvature of any curb return; and

(B) Between the point of intersection of extended curb lines and a point thirty feet therefrom; fifty feet therefrom for commercial and industrial parcels and/or uses; and one hundred fifty feet from an arterial street or as otherwise approved by the city engineer.

(6) Circular ends of cul-de-sacs and curb radial over one hundred feet shall not be considered as curb returns for purposes of this section.

(7) Minimum one-way driveway width may be increased if required for fire department access.

(8) Residential single family dwelling unit driveway width may be increased to extend a maximum of ten (10) feet into the adjacent side yard from the existing driveway past the width of the garage into that portion of the required front yard that is on the opposite side of the garage as the front door of the dwelling unit, subject to the approval of a Minor Conditional Use Permit pursuant to Section 37-60.490(b).

[Figure]

(b) Street Access. Approval of the city engineer shall be required for the location of driveways for the following classification of traditional streets except as otherwise provided for in the specific plan located in the NU districts:

(1) Major arterials: one hundred feet or more right-of-way;

(2) Minor arterials: eighty-four feet of right-of-way or more;

(3) Collectors: sixty feet to sixty-six feet of right-of-way; and

(4) Local: sixty feet or less of right-of-way.

(c) Driveway Clearance. No parking space shall be located so that a vehicle will maneuver within twenty feet of a vehicular entrance measured from the street property line. Deviations from this requirement may be considered in order to accommodate pre-existing conditions if approved by the city engineer and city planner, taking into consideration the effect on traffic flow both on and off-site.

(d) Safe and Efficient Traffic Flow. The city engineer shall:

(1) Give consideration to the effect of each driveway upon a safe and efficient flow of traffic upon the street and into and from each driveway;

(2) Give consideration to the necessity of installing raised median islands at intersections where accidents and congestion may be caused by left turn movements into or from driveways, or across traffic lanes; and

(3) Make certain that driveways are positioned to assure the best obtainable flow of street traffic, commensurate with the size and configuration of the property involved.

(e) Variation from Regulations and Standards.

(1) The city engineer may require driveways in excess of the above widths where unusual traffic, grade, or site conditions prevail.

(2) The city engineer may approve narrower driveways to accommodate preexisting conditions and allow for adaptive reuse of older structures.

(Ord. No. 2463 (NCS).)

(Ord. No. 2507 (NCS), § 7, 5-18-2010; Ord. No. 2569 (NCS), § 12, 4-19-2016; Ord. No. 2627(NCS), § 1, 11-5-2019)

Visibility at street corners and at driveways connecting with a public street shall be maintained as an area of unrestricted visibility as follows (see Figure 37-50.80):

(a) For Street Corners. That area between three feet and ten feet above grade which lies twenty-five feet from the intersection of the street rights-of-way measured along both the right-of-way lines, except in the central city overlay (downtown core area) district;

(b) For Driveways. That area between three feet and ten feet above the driveway grade which lies fifteen feet from the intersection of the edge of the driveway and the property line measured along both the driveway and the property line;

(c) Exceptions. The city planner may allow exceptions to the unrestricted visibility for street corners and driveways, following a determination by the city engineer that such exceptions will not adversely affect sight distance or pose a hazard to motorists and pedestrians.

[Figure]

(Ord. No. 2463 (NCS).)

Parking lots shall be landscaped in accordance with Article V, Division 4: Landscaping and Irrigation.

(Ord. No. 2463 (NCS).)

The following shall apply to all on-site outdoor lighting:

(a) Outdoor lighting shall employ cutoff optics that allows no light emitted above a horizontal plane running through the bottom of the fixture. Parking lots shall be illuminated to no more than an average maintained two and four-tenths footcandles at ground level with uniform lighting levels. All building-mounted and freestanding parking lot lights (including the fixture, base, and pole) shall not exceed a maximum of twenty-five feet (a maximum of forty feet in the IG district) in height in all districts. Illumination at an R or NU (NE, NG-1, and NG-2) district property line shall not exceed one-half footcandle maximum. Lighting adjacent to other property or public rights-of-way shall be shielded to reduce light trespass. No portion of the lamp (including the lens and reflectors) shall extend below the bottom edge of the lighting fixture nor be visible from an adjacent property or public right-of-way. A point to point lighting plan showing horizontal illuminance in footcandles and demonstrating compliance with this section shall be submitted for review and approval prior to issuance of a building permit.

(b) In the IGC (industrial-general commercial) district, vehicle display areas associated with automobile sales and services may employ a light source of up to twenty-five feet in height maximum. Illumination within vehicle display areas shall not exceed fifteen footcandles at ground level during hours of operation; maximum footcandles shall not exceed five footcandles between 10:00 p.m. and 7:00 a.m. Illumination shall not exceed one-half footcandle at an adjacent R or NU (NE, NG-1, and NG-2) district boundary. Outdoor lighting shall be shielded or directed away from an R or NU (NE, NG-1, and NG-2) district.

(c) Illumination levels for auto service station canopy lighting, which is located on the underside of the canopy, shall not exceed an average maintained twenty footcandles (maximum of thirty footcandles) with uniform lighting levels at ground level directly under the canopy. All canopy lighting shall be recessed so that no light is emitted above a horizontal plane running through the bottom of the lighting fixture. Illumination shall not exceed one-half footcandle at an adjacent R or NU (NE, NG-1, and NG-2) district boundary. Outdoor lighting shall be shielded or directed away from an R or NU (NE, NG-1, and NG-2) district and public rights-of-way. All parking lot and other building-mounted lighting shall conform with the above standards.

(d) Outdoor lighting within the airport overlay district shall be subject to the provisions of Article IV, Division 7: Airport (AR) Overlay District.

(e) Lighting in the focused growth overlay district, central city overlay (downtown core area) district, mixed use (MU), and new urbanism (NU) districts shall be supplemented by the lighting standards and regulations specified for these districts.

(Ord. No. 2463 (NCS).)

(Ord. No. 2569 (NCS), § 21, 4-19-2016)

(a) Parking lots, parking structures, and driveways shall have paving, drainage, wheel stops, curbing, lighting, space marking, and directional signs, which shall be subject to approval of the city planner and the city engineer.

(b) In reviewing the design of parking lots, parking structures, and driveways in connection with a zoning approval, the city planner or the planning commission, as the case may be, shall consider the compatibility of the design with adjacent buildings or uses.

(Ord. No. 2463 (NCS).)

Off-street loading spaces are subject to the following regulations:

(a) Required spaces shall not be within a building, but shall be on the site of the use served or on an adjoining site.

(b) On a site adjoining an alley, a required loading space shall be accessible from the alley unless the city planner and city engineer approve an alternative access.

(c) A required loading space shall be accessible without backing a truck across a street property line unless the city engineer determines that provision of turn-around space is infeasible and approves alternative access.

(d) An occupied loading space shall not prevent access to a required off-street parking space.

(e) A loading area shall not be located in a required front or corner front yard.

(f) Except in an I district, a loading area visible from a public or private street or right-of-way shall be screened on three sides by a landscape fence, landscape berm or wall, or hedge at least eight feet in height.

(Ord. No. 2463 (NCS).)

Prior to the construction of an off-street parking area for a nonresidential use or for multifamily dwellings with more than three dwelling units, a plan shall be submitted to the city planner for the purpose of indicating compliance with the provisions of this division. 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;

(d) Layout and method of irrigation of landscaped areas;

(e) Location and placement of parking stalls, including bumpers, striping, and circulation, directional signs, and all dimensions to permit comparison with approved parking standards;

(f) Placement and illumination data of parking area lights; and

(g) Method of drainage and compliance with NPDES requirements.

(Ord. No. 2463 (NCS).)

(a) Purpose.

(1) The following design standards are intended as a reference to assist the designer in understanding the city's goals and objectives for parking and loading design. These standards complement the parking and loading regulations contained in this division by providing good examples of potential design solutions and by providing design interpretations of various regulations.

(2) The design standards are general and may be interpreted with some flexibility in their application to specific projects. The standards will be used in conjunction with a site plan review or conditional use permit, as applicable, to encourage the highest level of design quality while at the same time providing the flexibility necessary to encourage creativity on the part of project designers.

(3) Projects located within the new urbanism (NU) districts, mixed use (MU) districts, central city overlay (downtown core area) district, or focused growth overlay district are also subject to the parking design standards contained in those sections. Where conflicts between the standards in this section and the parking design standards in the new urbanism districts, mixed use districts, central city overlay (downtown core area) district, or focused growth overlay district exist, the parking standards in those districts shall prevail.

(b) General Design Principles. A well designed parking facility depends on a variety of desirable elements, including:

(1) Ease and convenience for drivers, bicyclists, and pedestrians;

(2) The best utilization of available space;

(3) Ease of access;

(4) Good internal circulation;

(5) Easy parking maneuvers;

(6) Nearby and accessible public transit;

(7) Vehicular and pedestrian safety; and

(8) Well designed landscaping and lighting.

(c) Access.

(1) Locate driveways with left-turn entry/exit movements paying special attention to their location relative to the nearest point of street traffic control, especially a signal. Left turn movements can provide unique and special challenges.

(2) Locate driveways with right-turn entry/exit movements paying special attention to their location relative to street traffic control. Such movements may not impede through traffic.

(3) Driveway throat distance shall be sufficient to prevent vehicles from backing into the public street.

[Figure]

(4) Driveway design shall be directly related to the layout of the parking area, amount of reservoir space (e.g., drive-through or drive-in service facilities), type of loading facilities, circulation pattern, placement of any buildings, and relation to the design of the public street, traffic control devices, traffic volumes, and placement of other driveways.

(5) Avoid locating entry and exit points where vehicles entering or leaving the site would conflict with large numbers of pedestrians.

(6) The number of access points should be limited to only those absolutely necessary to serve the property and to minimize the number of potential conflict points with public streets.

(7) Driveway throat distance shall be sufficient to minimize any effect on traffic movements on adjacent streets.

(8) Access roads and aisles for parking should be kept at the maximum distance possible from residential dwelling units.

(d) Parking Lot Layout.

(1) When feasible, segregate employee parking from customer parking.

(2) When feasible, larger parking lots shall be broken into smaller parking modules to reduce the size and visual impact of expansive parking areas.

(3) Minimize the number of continuous parking spaces without interruption.

(4) Consolidated parking lots for multiple uses are encouraged where practical.

(5) Parking shall be designed so that backing and turning movements associated with parking layout will not obstruct or conflict with traffic, either on- or off-site.

(6) Parking lots shall be designed with adequate room to allow vehicles to turn around within the parking lot and enter an adjoining street in a forward direction.

(7) Parking shall be provided with concrete curbs, wheel stops, or other barriers to prevent vehicles from extending beyond the perimeter of the parking lot and to prevent vehicles from contacting a wall, a fence, or a sidewalk.

(8) Access aisles shall be designed to allow the user to walk directly toward, rather than parallel to, the building front.

(9) End islands shall be used to enhance the functional and aesthetic qualities of a parking lot in the following ways:

(A) Delineating on-site circulation roadways;

(B) Ensuring adequate sight distance at the intersections of the parking aisles and driveways;

(C) Defining the area and geometry of intersections of parking aisles and driveways;

(D) Protecting the vehicle at the end of a parking bay; and

(E) Providing aesthetic enhancement of the site design.

(10) When feasible, parking lots shall be located behind or to the rear of buildings. Parking areas shall not dominate the street frontage.

(e) Parking Spaces.

(1) In multifamily dwelling unit developments parking lots, parking spaces shall be generally located to protect the privacy of residents by providing buffers, e.g., fences, walls, or landscaping, from the effects of engine noise, automobile headlights, and vehicle fumes.

(2) Multifamily dwelling unit parking spaces shall be generally located no further than one hundred fifty feet from the entrance to each dwelling unit to avoid cars from parking on the street unless approved by the city planner.

(3) Whenever feasible all parking spaces shall be aligned with the same orientation. Having one section at right angles to another tends to create confusion and can produce accident-prone intersections.

(f) Loading.

(1) Loading and unloading facilities shall take place on site and not on public right-of-way. There shall be no backing of vehicles onto the public right-of-way from loading areas.

(2) Loading facilities shall be screened from public entrances, view of public rights-of-way, and other highly visible areas of the site in accordance with the requirements of the base zoning district regulations. Adequate turn-around and backing areas shall be provided without disruption of circulation or parking facilities.

(g) Lighting.

(1) All parking lots and loading facilities shall be shielded so that substantially all the directly emitted light falls within the property line;

(2) No illumination is to be designed or used which produces direct, incident, or reflected light that interferes with the safe movement of motor vehicles on public streets, including any light fixture not designed for street illumination which produces light that could interfere with the operation of a motor vehicle;

(3) Any light that may be confused with or construed as a traffic control device; or

(4) Any animated, flashing, or changing intensity lights, except for temporary holiday displays.

(h) Pedestrian.

(1) A system of interior pedestrian paths or sidewalks integrated with the parking lot shall link the different parts of the development with one another and with transit stops.

(2) Provide clearly discernible pedestrian walkways where there is adequate vehicular sight distance. The use of textured or colored pavement and signage shall be used and shall comply with ADA/Title 24 Requirements.

(i) Transit.

(1) Large-scale commercial developments and employment centers shall provide transit access as near as possible to the main entrance to the facility.

(2) Transit stops should be designed as an integrated component of the site and feature pedestrian amenities and shelter. Secured transit information centers or kiosks with bus routes and schedule information should be provided.

(3) Nonresidential development shall orient the front or main entrance to the facility toward major streets with transit facilities.

(4) When parking areas separate the front or main entrance to the facility from the transit facility, a separate pedestrian walkway or sidewalk should be provided.

(5) Bus stop layout shall be designed in accordance with MST (Monterey-Salinas transit) guidelines in effect at the time of development and shall be subject to the approval of the city engineer.

[Figure]

(j) Bicycles.

(1) Bicycle parking facilities shall be located adjacent to the building entrance it serves. Those facilities located in parking lots and parking structures shall be located in areas closest to the building.

(2) Bicycle parking facilities shall be located outside of a vehicular or pedestrian way and be protected and separated from motor vehicle traffic and parking lots by a five-foot separation distance, curb, or other physical barrier.

(3) Bicycle parking facilities should be made out of a durable and strong material, be permanently anchored to the ground, and be designed so as to allow bikes to be locked to it.

(4) Bicycle parking facilities shall be sufficiently illuminated.

(k) Landscaping. See Section 37-50.690(g): Parking Lot Landscaping.

(Ord. No. 2463 (NCS).)