Chapter 17.72 — ~~PARKING AND LOADINGP~~ ARKING AND LOADING

• A. Purpose. The purposes of this Chapter are to:

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1. Ensure that adequate off-street parking is provided for new land uses and major alterations to existing uses, considering the demands likely to result from various uses, combinations of uses, and settings, and to avoid the negative impacts associated with spillover parking into adjacent neighborhoods and districts;

2. Minimize the negative environmental and urban design impacts that can result from parking lots, driveways, and drive aisles within parking lots;

3. Offer flexible means of minimizing the amount of area devoted to vehicle 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;

4. Where possible, consolidate parking and minimize the area devoted exclusively to parking and driveways when typical demands may be satisfied more efficiently by shared facilities;

5. Ensure that parking and loading areas are designed to operate efficiently and effectively and in a manner compatible with on-site and surrounding land uses; Ensure that adequate off-street bicycle parking facilities are provided;

6. Promote parking lot designs that offer safe and attractive pedestrian routes;

7. Encourage bicycling, transit use, walking, carpooling, and other modes of transportation (other than by motor vehicle) that can move the City toward achieving modal split goals in the General Plan Circulation Element; and

8. Accommodate and encourage increased use of alternative fuel and zero-emissions vehicles.

• B. Applicability. The minimum off-street parking spaces established in this Section shall be provided for new construction or intensification of use, and for the enlargement or increased capacity and use of land.

• A. Requirements by Type of Use. Except as otherwise provided in these Zoning Regulations, for every structure erected or enlarged and for any land or structure devoted to a new use requiring more spaces according to the schedule set out in this Chapter, the indicated minimum number of off-street parking spaces located on the site of the use shall be provided. The right to occupy and use any premises shall be contingent on preserving the required parking and maintaining its availability to the intended users, including residents, staff, and/or customers. In no case shall required parking spaces for a use be rented or leased to off-site uses or used for other purposes, unless allowed by subsection D (Unbundling Parking) of this Section.

Additional parking or alternative parking development standards, may be required as a condition of use permit approval.

• B. Uses Not Listed. The Director shall determine the parking requirement for uses that are not listed in Table 3- X 4: Parking Requirements by Use. The Director’s determination shall be based on similarity to listed uses; that decision may be appealed to the Planning Commission.

C. Parking Calculations.

1. Floor Area. The parking requirement calculation shall be based on the gross floor area of the entire use, unless stated otherwise.

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2. Sites with Multiple Uses . If more than one use is located on a site (including a mix of uses or a mixed-use development), the number of required on-site parking spaces and loading spaces shall be equal to the sum of the requirements calculated separately for each use unless a reduction is approved pursuant to Section 17. XX.XX 72.050 (Parking Reductions).

• D. Unbundling Parking. This section authorizes the separating, or “unbundling”, of parking areas from the use or uses the parking is intended to serve by leasing those spaces separately from such residential unit or nonresidential use. The purpose of allowing for unbundled parking is to move toward the City’s goal of encouraging travel mode shift away from single-user private motor vehicles.

  1. Residential Uses. Residential projects may unbundle the parking from the residential uses with approval of a Director’s Action ( see Section 17.XX.XXX [ Chapter 108: Director’s Actio n] ), and the following rules shall apply to the sale or rental of on-site parking spaces unless waived by the Director as infeasible:

  - **a.** All off-street parking spaces shall be leased or sold separately from the rental or purchase fees for dwelling units for the life of the dwelling units, such that potential renters or buyers have the option of renting or buying a residential unit at a price lower than would be the case if there were a single price for both the residential unit and the parking space. 
  
  - **b.** Renters or buyers of on-site inclusionary affordable units shall have an equal opportunity to rent or buy a parking space on the same terms and conditions as offered to renters or buyers of other dwelling units.
  

2. Nonresidential Uses . Nonresidential projects may unbundle the parking from nonresidential use with approval of a Director’s Action (see Section 17.XX.XXX [ Chapter 17.108: Director’s Actio n] ), and the following rule shall apply to the sale or rental of on-site parking spaces unless waived by the Director as infeasible: All off-street parking spaces shall be leased or sold separately from the rental or purchase fees for each nonresidential space for the life of the space, such that potential tenants or buyers have the option of renting or buying the nonresidential square footage at a price lower than would be the case if there were a single price for both the floor area and the parking space.

• A. Minimum Number of Spaces Required Outside of Downtown Core. Each land use shall be provide at least the number of on-site parking spaces stated in this Section and Table 3-4: Parking Requirements by Use.

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Table 3-4: Parking Requirements by Use

INSERT Table 3-4: Parking Requirements by Use (TABLE 6 REPLACEMENT)

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• B. Minimum Number of Spaces Required in the C-N zone . Within the neighborhood-commercial (C-N) zone, the following parking standards shall apply for the specific land uses identified below:

  1. Eating and Drinking Establishments, and Food and Beverage Sales shall provide one-half that required in Table 6. Parking space reductions permitted by Section 17. xx.xxx 72.050.B (Shared Parking Reductions) shall not be applicable in conjunction with this provision, as the reduced parking rates established here are intended to provide flexibility in meeting parking requirements and rely on the consolidation of parking; however, Section 17. xx.xxx 72.050. . C (Other Parking Reductions) may apply.

• C. Minimum Number of Spaces Required in Downtown Core . Within the downtown-commercial (C-D) zone, the following parking standards and incentives shall apply:

1. Parking space reductions permitted by Section 17. xx.xxx 72.050. . B (Shared Parking Reductions) shall not be applicable in the Downtown Parking District, as the reduced parking rates established here are intended to provide flexibility in meeting parking requirements and rely on the consolidation of parking; however, Section 17. xx.xxx 72.05 0. .C (Other Parking Reductions) may apply.

2. Eating and drinking establishments, theaters, cultural institutions, public assembly facilities, and religious assembly facilities: One-half that required in Table 3-4 (Parking Requirements by Use) 6; provided, however, that in no case shall the requirement exceed one space per 350 square feet of gross floor area.

3. Residential uses, hotels and motels, and bed and breakfast inns: One-half that required in Table 6 3-4 (Parking Requirements by Use).

4. All other uses: One space per 500 square feet gross floor area.

5. For existing buildings, only the parking needed for additions thereto or for changes in occupancy which increase parking requirement relative to prior uses shall be required.

6. Options to Comply. The parking space requirement may be met by:

  - **a.** Providing the required spaces on the site occupied by the use. 

  - **b.** The Director may, by approving a Director’s Action ~~(see Section 17.XX.XXX [~~ (Chapter 17.108: Director’s Actio ~~n]~~ ), allow some or all of the parking to be located on a site different from the use and within the Downtown Parking District area. Such off-site parking shall not be located within a residential zone. It shall be within reasonable walking distance and no greater than 500 feet of the use, and shall not be separated from the use by any feature that would make pedestrian access inconvenient or hazardous. The site on which the parking is located shall be owned, leased, or otherwise controlled by the party controlling the use. 

  - **c.** Participating in a commonly held and maintained off-site parking lot where other businesses maintain their required spaces. 

  - **d.** Participating in a parking district that provides parking spaces through a fee or assessment program. 

  - **e.** Participating in an in-lieu fee program as may be established by the Council. Any parking agreement approved prior to adoption of the parking standards contained in subsections ~~B~~ C. ~~1.a~~ through ~~B.1.d~~ C.3 of this Section may be adjusted to conform with those standards, subject to approval by the Director and City Attorney. 

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• A. Parking spaces for electric vehicles and other non-petroleum fuel-based clean air vehicles shall be provided for all uses as indicated in Table 3-5: Alternative Clean Fuel Vehicle Parking or in accordance with the requirements of the California Green Building Standards Code and any local amendments thereto, whichever yields the greater number of spaces. All such spaces shall count toward the minimum required parking spaces.

Table 3-5: Alternative Clean Fuel Vehicle Parking

• B. All electric vehicle spaces shall be equipped with charging equipment, the use of which the property owner or operator may require payment, at his/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.

• A. Affordable Housing Developments. See Chapte r XX, 17.140: Affordable Housing Incentives.

• B. Shared Parking Reduction. Where a shared parking facility serving more than one use will be provided, the total number of required parking spaces may be reduced by up to 20 percent with Director approval via Director’s Action (Chapter 17.108), if the Director finds that:

  1. The peak hours of use will not overlap or coincide to the degree that peak demand for parking spaces from all uses or projects will be greater than the total supply of spaces;

  2. The proposed shared parking provided will be adequate to serve each use and/or project;

  3. A parking demand study conducted and prepared under procedures set forth by the Director supports the proposed reduction; and

  4. In the case of a shared parking facility that serves more than one property, a parking agreement has been prepared and recorded with the Office of the County Recorder, requiring the parking to be operated on a nonexclusive basis, to be open and available to the public for shared use, short-term parking during normal business hours.

• C. Other Parking Reductions. Required parking for any use may be reduced by up to 10 percent through Director approval of a Director’s Action. Required parking may be reduced by more than 10 percent through Planning Commission approval. However, no reduction shall be made in addition to any reductions for shared parking permitted through S subsection 17.XX.XXX. B (Shared Parking Reduction) of this Section, above.

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1. Criteria for Approval. The review authority may only approve a request reduced parking if it finds that:

  - **a.** Special conditions, including but not limited to, the nature of the proposed operation; proximity to frequent transit service; proximity to a general market, transportation characteristics of persons residing, working, or visiting the site; or because the applicant has undertaken a transportation demand management program that provides justification of innovative design components and strategies to reduce singleoccupant vehicle travel to and from the site and will reduce parking demand at the site 

  - **b.** The use will adequately be served by the proposed on-site parking; and 

  - **c.** Parking demand generated by the project will not exceed the capacity of or have a detrimental impact on the supply of on-street parking in the surrounding area. 

2. Parking Demand Study . In order to evaluate a proposed project’s compliance with the above criteria, a parking demand study shall be conducted and prepared under procedures set forth by the Director that substantiates the basis for granting a reduced number of spaces.

3. Reduction Rates. The review authority may consider the following rates for parking reductions associated with a parking demand study:

  - **a.** One car space for each five motorcycle spaces provided in excess of required parking.

• b. One car space for each five bicycle spaces provided in excess of required parking. All bicycle parking that exceeds the required number of spaces shall be apportioned between short-term and long-term bicycle spaces as stipulated by Table 6.5 3-6 (Required Bicycle Parking). Any additional bicycle parking provided for residential uses shall be covered.

  4. Vehicle Trip Reduction Plan . Based on the parking study, the Director may require implementation of a vehicle trip reduction plan be submitted for approval and such other conditions deemed necessary to reduce parking demand.

• D. Reductions and Common Parking. Where there has been a reduction in required parking, all resulting spaces must be available for common use and not exclusively assigned to any individual use. In residential and mixeduse projects, required residential parking may be reserved, but commercial parking must be made available for guests or overflow from residences.

• E. Off-Site Parking. The Director may, by approving a Director’s Action (Chapter 17.108), allow some or all of the required parking to be located on a site different from the use. Such off-site parking shall be within a zone where the use is allowed or conditionally allowed, or within an office, commercial or manufacturing zone. It shall be within 300 hundred feet of the use and shall not be separated from the use by any feature that would make pedestrian access inconvenient or hazardous. The site on which the parking is located shall be owned, leased, or otherwise controlled by the party controlling the use.

For additions or changes in use for existing uses or structures that do not meet current parking standards, the following standards shall apply.

• A. Nonresidential Additions and Reconstruction. When expansion of floor area creates an increase of 10 percent or more in the number of required on-site parking spaces in an existing nonresidential building, additional on-site parking shall be provided for such addition and not for the entire building or site. Additional parking spaces are not required for the reconstruction of an existing building when there is no increase in floor area.

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• B. Residential Additions. At least one legally conforming space shall be provided for each existing unit, in addition to all parking required for the addition itself, unless otherwise exempted for an approved Accessory Dwelling Unit or through an approved parking reduction, as authorized by Section XX.XX.XXX 17.72.050 (Parking Reductions).

• C. Use Changes. Changes in use that increase the total parking demand from existing legal uses that are nonconforming because they do not meet current parking requirements may be allowed so long as the number of spaces equal to the difference between the number required by the previous use and the number required by the new use is provided, in addition to all spaces already provided for the previous use. The existing parking shall be maintained. 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. A change in occupancy is not considered a change in use unless the new occupant is in a different use classification than the former occupant.

A. Applicability.

1. The provisions of this Section shall apply to:

  - **a.** New multi-unit residential developments, non-residential developments, and community and institutional facilities. 

  - **b.** Existing nonresidential developments that involve a change in use. A change in occupancy is not considered a change in use unless the new occupant is in a different use classification than the former occupant. 

  - **c.** Existing multi-unit residential and nonresidential developments that involve expansion, intensification, addition, or any other changes to the site requiring planning approval or a building permit. 

2. The provisions of this Section shall not apply to:

  - **a.** Single-unit residential dwellings, or accessory dwelling units. 

  - **b.** Any site where there is less than 2,500 square feet of gross building area. 

• B. Required Bicycle Spaces. Parking for bicycles shall be provided in accordance with Table 3-6: Required Bicycle Parking, unless exempted through subsection Section 17.xx.xxx D (Alternative Compliance) of this Section.

Table 3-6: Required Bicycle Parking

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Table 3-6: Required Bicycle Parking

C. Required Bicycle Parking Location and Standards.

1. General. All bicycle parking spaces shall be provided on the same parcel as the building or use to which such spaces are required, unless the City has established programs allowing for shared parking arrangements at bicycle corrals. All short-term bicycle spaces shall be located at the ground-floor level and near or within visual site distance of building entrances.

C 2 . Downtown Parking District—All Nonresidential Uses. Businesses and developments within the Downtown Parking District are not required to provide bicycle parking on site if adequate on-site space is not available, as determined by the Director. The City shall permit required bicycle parking within the public right-of-way for the Downtown Parking District area in locations and amounts determined by the Director. Downtown multiunit residential developments shall comply with the requirements of this Section.

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• D. Alternative Compliance. Alternative compliance, as established in this subsection, may be applied to all land use classifications.

  1. Upon written request by the applicant, the Director may approve alternative compliance from the provisions of this Section through an approved Director’s Action (Chapter 17.108: Director’s Action), which may include, but is not limited to, a reduction or deviation in the number, type, or location of the required bicycle parking, and may include a waiver of the requirement.

  2. Considerations used in the determination may include, but are not limited to:

  - **a.** Physical site planning constraints 
  
  - **b.** Proximity to existing bicycle parking 
  
  - **c.** Projects that cannot be classified into the provided land use categories 
  
  - **d.** Provision of enhanced bicycle facilities provided in the development 
  
  - **e.** Inclusion of the site within a larger development for which adequate bicycle parking is already provided 
  
  - **f.** Unforeseen circumstances or individual land use changes
  

Each use or development that requires 10 or more motor vehicle parking spaces shall provide facilities for parking motorcycles at the rate of one space for each 20 car spaces.

• A. Requirements. Parking and driveway design and requirements shall be as provided in the parking standards adopted by Council resolution.

B. Location of Parking.

1. Residential Uses . Required parking spaces serving nonresidential uses shall be located on the same lot as the use they serve or in an off-site parking facility as provided in subsection C B.3 (Off-Site Parking Facilities) of this sectionS ection. If located in an off-site parking facility, a parking agreement shall be filed as provided in subsection C B .3.b (Parking Agreement) of this sS ection. Refer to Section 17. xx.xxx7 6.040 (Front Setback Yard Parking) for additional residential parking location regulations associated with single-unit residential dwellings and accessory dwelling units.

2. Nonresidential Uses . Required parking spaces serving nonresidential uses shall be located on the same lot as the use they serve or in an off-site parking facility as provided in subsection C B.3 (Off-Site Parking Facilities) of this s Section. If located in an off-site parking facility, a parking agreement shall be filed as provided in subsection C of this section.

3. Off-Site Parking Facilities . Parking facilities for uses other than single-unit dwellings, duplexes, and second accessory dwelling units may be provided off site with approval of a Minor Use Permit, provided the following conditions are met:

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a. Location.

• (1) Residential Uses. Any off-site parking facility must be located within 100 feet, along a pedestrian route, of the unit or use served.

• (2) Nonresidential Uses. Any off-site parking facility must be located within 400 feet, along a pedestrian route, of the primary entrance containing the use(s) for which the parking is required.

• b. Parking Agreement . A written agreement between the landowner(s) and the City in a form satisfactory to the City Attorney shall be executed and recorded in the Office of the County Recorder. The agreement shall include:

  • (1) A guarantee among the landowner(s) for access to and use of the parking facility; and

  • (2) A guarantee that the spaces to be provided will be maintained and reserved for the uses served for as long as such uses are in operation.

C. Tandem Parking.

1. Residential Uses . For residential uses, when parking spaces are identified for the exclusive use of occupants of a designated dwelling, required spaces may be arranged in tandem (that is, one space behind the other) subject to Director’s review and approval of Director’s Action (Chapter 17.108: Director’s Action). Tandem parking is intended to allow for needed flexibility on constrained lots or where tandem parking is consistent with the existing neighborhood pattern and allows for deviations from minimum parking space size regulations of Section s ubsection 17.xx.xxx.A (Requirements) of this Section. For single-unit dwellings, required parking may be provided in tandem configuration where safe and compatible with the surrounding neighborhood.

2. Hotel and Restaurant Projects (New and Existing) in the C-D Zone. Tandem parking may be used for hotel and restaurant development in the C-D zone where parking service is provided, subject to approval of a Director’s Action (Chapter 17.108: Director’s Action) and a parking management plan approved by the Director.

3. New Office Uses . Tandem parking may be considered for office development if all of the following requirements are satisfied:

• a. With review of the location and design by the Director’s Action, where adequate maneuverability and access arrangements are provided; and

• b. When the tandem spaces are set aside for the exclusive use of on-site employees; and

• c. Where the total number of tandem spaces does not exceed 30 percent of the total parking provided for projects that require 10 vehicle parking spaces or less, and 15 percent of the total parking provided for projects that require 11 or more vehicle parking spaces; and

• d. With a parking management plan approved by the Public Works and Community Development Directors to ensure that proper management and oversight of the use of the proposed tandem spaces will occur.

4. Existing Office Uses. For existing office development where there is a desire to upgrade or modify the parking layout to increase efficiency or better meet standards, and review by the Architectural Review Committee would not be required, the new tandem parking spaces would be subject to Director’s review and

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approval of Director’s Action, and the additional finding that adequate maneuverability and access arrangements are provided.

• D. Mechanical Parking Lifts. In commercial zones and multi-unit developments and subject to Director’s review and approval of Director’s Action, mechanical parking lifts may be used to satisfy all or a portion of vehicle parking requirements. Up to 25 percent of the required minimum amount of spaces may be required to be provided as non-mechanical parking for lift systems unable to accommodate a range of vehicles, including trucks, vans, SUVs, or large sedans. Application submittals shall include any information deemed necessary by the Director to determine parking can adequately and feasibly be provided and that the following performance standards can be met and the following findings for approval can be made:

  1. The use of mechanical lift parking results in superior design and implementation of City goals and policies for infill development.

  2. In existing developments and established neighborhoods, mechanical lift parking will be adequately screened and compatible with the character of surrounding development; and, in new developments, mechanical lift parking shall comply with Community Design Guidelines and be compatible and appropriately considered with overall building and site design.

  3. Mechanical lift parking systems shall comply with all development standards including but not limited to height and setback requirements and parking and driveway standards, except for minimum parking stall sizes, which are established by lift specifications.

  4. There exists adequate agreement running with the land that mechanical parking systems will be safely operated and maintained in continual operation except for limited periods of maintenance.

  5. There are no circumstances of the site or development or particular model or type of mechanical lift system that could result in significant impacts to those living or working on the site or in the vicinity.

• E. Exceptions. Subject to Director’s review and approval of Director’s Action, the Director may grant exceptions to the standards subject to appropriate conditions and upon finding that:

  1. The exception will not constitute a grant of special privilege inconsistent with the driveway or parking limitations upon other properties in the vicinity;

  2. The exception will not adversely affect the health, safety or general welfare of persons working or residing in the vicinity; and

  3. The exception is reasonably necessary for the applicant’s full enjoyment of uses allowed upon the applicant’s property.

• A. Required Loading Spaces in Certain Zones. In the C-R, C-C, C-S, M, and BP zones, every new building and every building enlarged by more than 5,000 square feet of gross floor area that is to be occupied by a manufacturing – heavy establishment; manufacturing – light establishment; warehousing, storage, and distribution facility; retail sales; eating and drinking establishment; general market; hotel; hospital; funeral parlor and internment service; or other use similarly requiring the receipt or distribution by vehicles or trucks of material or merchandise, shall provide off-street loading and unloading areas as follows:

Table 3-7: Loading Spaces Required by Gross Floor Area

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• B. Reduction in Number of Loading Spaces Required. The loading space requirement may be waived by Director’s Action if the Director finds that the applicant has satisfactorily demonstrated that, due to the nature of the proposed use, such loading space will not be needed.

• C. Additional Loading Spaces Required. The required number of loading spaces may be increased to ensure that trucks will not be loaded, unloaded, or stored on public streets. Such requirement shall be based on the anticipated frequency of truck pick-ups and deliveries and of the truck storage requirements of the use for which the on-site loading spaces are required.

• D. Loading Space Location. All required loading berths shall be located on the same site as the use served. No loading berth for vehicles over two-ton capacity shall be closer than 50 feet to any property in a residential district unless completely enclosed by building walls, or a uniformly solid fence or wall, or any combination thereof, not less than six feet in height. No permitted or required loading berth shall be located within 25 feet of the nearest point of any street intersection.

• E. Minimum Size. Each on-site loading space required by this Section shall not be less than 10 feet wide, 25 feet long, and 14 feet high, exclusive of driveways for ingress and egress, maneuvering areas and setbacks. The minimum size requirement may be modified by Director’s Action if the Director finds that the applicant has satisfactorily demonstrated that, due to the nature of the proposed use, such size will not be needed.

• F. Driveways for Ingress and Egress and Maneuvering Areas. Each on-site loading space required by this section shall be provided with driveways for ingress and egress and maneuvering space of the same type and meeting the same criteria required for on-site parking spaces. Truck-maneuvering areas shall not encroach into required parking areas, travelways, or street rights-of-way. This requirement may be modified by Director’s Action if the Director finds that sufficient space is provided so that truck-maneuvering areas will not interfere with traffic and pedestrian circulation.

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