Article 1 — OFF-STREET PARKING

The purpose of this chapter is to alleviate or prevent congestion of the public streets, and to promote the safety and welfare of the public by establishing minimum requirements for the offstreet parking and loading and unloading of motor vehicles in accordance with the use to which property is put. In addition to the requirements of this chapter, all off-street parking shall conform to the requirements of the City "Standard Drawings and Specifications" as adopted by resolution of the City Council and on file with the public works department.

The following definitions apply to this chapter.

(a) "Aisle" means the traveled path through a parking facility between one (1) or two (2) rows of parked vehicles.

(1) "Aisle width" means the width of backout and driving aisle between parking rows.

(2) "Double-loaded traffic aisle" means a driving aisle with accessible stalls on both sides.

(3) "Single-loaded traffic aisle" means a driving aisle with accessible stalls on only one (1)

side.

(b) "Angle of stall" means the angle between the aisle direction and stall length direction.

(c) "Attendant parking" means any facility which relies on attendants or valets, rather than the driver of the car, to park and unpark vehicles.

(d) "Bumper overhang" means the area beyond the wheel stop and parking lot curbs where it is safe and legally permissible for bumpers to extend.

(e) "Carpool" means a group of two (2) or more people who share their automobile transportation to the work place on a regular basis.

(f) "Depth of stall" means the depth of a row or bay of parking measured perpendicular to the aisle regardless of the angle of parking.

(g) "Directional signs" means signs placed in a parking facility that direct motorists to entrances, exits, aisles, ramps, bicycle storage, stairs, or elevators.

(h) "Employee parking" means parking areas specifically designated for use by employees of uses on the lot.

(i) "Footcandle" means a unit of illuminance on a surface that is everywhere on that surface one (1) foot from a uniform point source of light of one (1) candle and equal to one (1) lumen per square foot.

(j) "Head-in" means a parking system where vehicles park hood first in the parking stall.

(k) "Layout dimension" means the distance from stall to stall on centers measured parallel to the aisle.

(l) "Length of stall" means the measurement of the individual stall measured perpendicular to the width.

(m) "Loading zone" means a specially marked area for short term use of delivery vehicles.

(n) "Parking bay" means the section of a parking facility containing an aisle and one (1) or two (2) rows of parking stalls.

(o) "Ramp" means an inclined portion of a parking structure intended for travel purposes to access different levels or areas of a parking structure and which may provide parking stalls on one (1) or both sides.

(p) "Reservoir space" means a space at least 20 feet long located in a parking facility for vehicles queuing to enter, exit or await service.

(q) "Stall" means a portion of a parking facility designed to hold one (1) vehicle and marked by painted lines on pavement.

(1) "Back-in stall" means an off-street parking stall into which the vehicle is backed from the driving aisle.

(2) "Clear stall" means an off-street parking stall which has no structure or obstruction higher than a six (6) inch curb on either side.

(3) "Compact stall" means an off-street parking stall that is eight (8) feet wide and 17 feet long that is designed to accommodate a vehicle which is less than 15 feet in overall length and six (6) feet in width.

(4) "Confined stall" means an off-street parking stall which has any obstruction higher than a six (6) inch curb on both sides, including walls, railings, stairwells, columns, or fences, but excepting columns located more than seven (7) feet from aisles.

(5) "End stall" means the last off-street stall in a row or bay of parking that requires a motorist to egress in the direction of ingress and requires additional backup space.

(6) "Restricted stall" means an off-street parking stall which has any structural element, including curbs over six (6) inches, on either side.

(7) "Stall dimension" means the length, width, and height of a parking stall.

(8) "Standard stall" means an off-street parking stall that is eight (8) feet six (6) inches wide and 18 feet long.

(r) "Visitor parking" means short term parking intended for use by customers or nonresidents.

(s) "Wheel stops" means a bumper or block placed at the head of a parking stall to restrain the vehicle from moving past the wheel stop.

(t) "Width of stall" means the clear width of an individual stall measured perpendicular to the angle of parking.

This chapter shall apply as follows:

(1) For all buildings and structures erected and all uses of land established after June 19, 1986, accessory parking and loading facilities shall be provided as required by the regulations of the district in which such buildings or uses are located. However, where a building permit has been issued prior to that date, and provided that construction is begun within six (6) months of such date and diligently prosecuted to completion, parking and loading facilities as required hereinafter need not be provided;

(2) When the intensity of use of any building, structure or premises is increased through addition of dwelling units, gross floor area, seating capacity, or other units of measurement specified herein for required parking or loading facilities, parking and loading facilities shall be provided for such increase in intensity of use;

(3) Whenever the existing use of a building, structure or premises is hereafter changed to a new use, parking or loading facilities shall be provided as required for such new use. However, if this building or structure was erected or use established prior to June 19, 1986, additional parking or loading facilities are mandatory only in the amount by which the requirements for the new use would exceed those for the existing use if the latter were subject to the parking and loading provisions of this title;

(4) Whenever a parking lot is voluntarily upgraded without a change in or intensification of use, the parking lot shall reflect an improvement towards meeting the design provision of

this chapter. Irrigation systems shall be required for any new planting areas proposed;

(5) At the time of erection or enlargement of any building containing one (1) or more dwelling units, or the addition of one (1) or more dwelling units to or within an existing building, there shall be provided and maintained garage and parking spaces for each such new or added dwelling unit as required by this chapter. Each existing unit that does not comply with this chapter shall be provided with at least one (1) garage space. That portion of existing parking that exceeds the requirements of this chapter may be reassigned to the added units.

It is unlawful to park a motor vehicle, trailer, unmounted camper or boat: (1) upon any lawn or landscaped area, including an area of flowers or shrubs; (2) upon an area of decorative rocks, stones, chips, bark, or the like, unless such area of decorative rocks, stones, chips or bark was in place and used for parking of a motor vehicle, trailer, unmounted camper or boat prior to July 19, 1993; or (3) upon the sidewalk, thereby impeding the pedestrian right-of-way. Nothing herein shall be construed to prohibit parking on a driveway. For this section, a driveway shall mean the area from the property line to the garage or carport. This provision shall apply to parcels being used for single-family or duplex residences.

(Ord. No. 2012-4 § 2; Ord. No. 1993-11 § 1.) Cross References Section 27.18.070(e)

Section 27.18.080(b)(5)

New driveway access to arterial streets (as defined in the Circulation Element of the General Plan) is prohibited unless no other means of access is available. Existing curb cuts on arterial streets shall be eliminated in new developments whenever feasible. Access to garage space or parking space shall be provided by a driveway or driveways according to the following standards:

(1) All Uses.

(A) Driveways may not be less than 10 feet wide when serving two (2) or fewer garage or parking spaces, and not less than 12 feet wide when serving three (3) or more garage or parking spaces.

(B) Each required off-street parking stall shall open directly upon an aisle or driveway of such width and design as to provide safe and efficient means of vehicular ingress and egress. All off-street parking facilities shall be designed with appropriate means of vehicular access to a street or alley in a manner which will least interfere with traffic movements, and shall provide a safe and efficient means for pedestrians using the parking facility to access the building entry.

(2) Residential Uses. Residential driveways shall not exceed 20 lineal feet in width. If additional driveway width is desired in order to serve three (3) or more garage or parking stalls, the applicant shall submit appropriate plans for the approval of the Zoning Administrator and Director of Public Works. For more than one (1) curb cut on a parcel on any street frontage, at least 20 feet measured at top of curb shall be provided between each curb cut.

(3) Nonresidential Uses. Driveways serving nonresidential uses shall not exceed 26 lineal feet in width at the street property line for each 50 feet of lot frontage upon a street, except that any lot having less than 50 feet street frontage may have but one (1) 20-foot driveway. In addition to the restrictions above, lots of more than 50 feet in width at the street line may have a total width of driveways at the front property line of no more than 52% of the total lot width abutting upon a street.

(Ord. No. 2021-26 § 17; Ord. No. 1986-13 § 1; Ord. No. 1979-7 § 9; Ord. No. 1978-18 § 92; Ord. No. 1974-12 § 1; prior code §§ 151.02(A), 151.03(F).)

Cross References

Section 27.21.140(d)(1)(A)

Accessory off-street parking or loading facilities which are located on the same parcel as the building or use served and which were in existence on June 18, 1986 or were provided voluntarily

after such date, shall not hereafter be reduced below, or if already less than, shall not further be reduced below the requirements of this title for a similar new building or use.

Nothing in this title shall be deemed to prevent the voluntary establishment of off-street parking or loading facilities to serve an existing use of land or buildings provided that all regulations herein governing the location, design, improvement, and operation of such facilities are adhered to.

For any conforming building or use which is in existence on (date to be inserted), which is subsequently damaged or destroyed by fire, collapse, explosion or other cause, and for any legally nonconforming use which is lost by reason of such damage, and which is reconstructed, reestablished, or repaired, off-street parking or loading facilities need not be provided, except that parking or loading facilities equivalent to any maintained at the time of such damage or destruction shall be restored or continued in operation. However, in no case shall it be necessary to restore or maintain parking or loading facilities in excess of those required by this title for equivalent new uses or construction.

The location of off-street parking facilities in relation to the use served shall be governed by the following provisions:

(1) Residential Districts. Parking facilities accessory to dwelling units shall be located on the same parcel as the use served except as provided in Section 27.64.100. Spaces accessory to uses other than dwellings (such as churches) may be located on a plot adjacent to, or directly across a street or alley from the plot occupied by the use served if a special use permit is obtained from the Planning Commission; but in no case at a walking distance in excess of 200 feet from such use.

(2) Nonresidential Districts. Parking facilities accessory to dwelling units shall be located on the same parcel as the use served, except as provided in Section 27.64.200. Parking facilities accessory to uses other than dwellings may be located on other than the same parcel as the use served (off-site) if a special use permit is obtained from the Planning Commission. Unless otherwise required, all required parking spaces shall be within a walking distance of 500 feet of

the use served. No parking spaces accessory to a use in a commercial, executive, or manufacturing district shall be located in a residential district, unless authorized by the Planning Commission through a special use permit.

(A) Where required parking facilities are provided on land other than the parcel on which the building or use served by such facilities is located, they shall be and remain in the same possession and ownership as that of the parcel occupied by the building or use to which the parking facilities are accessory except that the Planning Commission may authorize the use of leased, off-site land for the provision of required parking in either of the following cases:

(i) The term of the lease approximates the expected life of the building or use to which the parking facilities are accessory and the lessor and the applicant acknowledge in writing recorded to the satisfaction of the City that a failure to continuously maintain the total number of spaces required shall require the immediate reduction of the intensity of the use served to the extent necessary to bring it into full conformance with the parking requirements of this chapter; or

(ii) The number of required parking spaces leased for a shorter term does not exceed 25% of the total number of required parking spaces and the applicant and lessor acknowledge this restriction in writing as specified in subsection (i) above.

Any action involving the creation, expansion, or alteration of a parking lot, whether in conjunction with other approval requests or as an independent action, shall be subject to site plan and architectural review, unless the Zoning Administrator determines, based on a written justification and plot plan submittal, that the improvements are minor in nature, pursuant to Section 27.06.020. Minor site improvements include small parking lots containing 11 stalls or less.

Off-street assigned parking and garage facilities accessory to residential use and developed in any residential district in accordance with the requirements of this chapter shall be used solely for the storage of passenger automobiles or bicycles in-lieu of a vehicle, owned by occupants of the dwelling structures to which such facilities are accessory or by guests of said occupants. Under no circumstances shall required parking and garage facilities accessory to residential structures be used for the storage of commercial vehicles or for the parking of automobiles belonging to the employees, owners, tenants, visitors or customers of business or manufacturing establishments.

Off-street parking facilities, for different buildings, structures or uses, or for mixed uses, may be provided collectively in any zoning district in which separate parking facilities for each constituent use would be permitted, provided that the total number of spaces so located together shall not be less than the sum of the separate requirements for each use.

(a) Downtown Specific Planning Area—Central Parking and Improvement District (CPID).

(1) Minimum Parking Requirements. Where a parcel of real property is located within the Central Parking and Improvement District, new projects to be located on said parcel shall either fund a City-commissioned project-specific parking demand study to determine the number of required parking spaces or meet the off-street parking requirements set forth below:

MINIMUM PARKING STALLS REQUIRED STALLS PER 1,000 GROSS SQUARE FEET OF FLOOR AREA EXCEPT WHERE OTHERWISE INDICATED

(2) New Projects. New projects shall include the following:

(A) New construction of buildings on a vacant or previously-built-upon parcel;

(B) External expansion of existing buildings or established uses including all added floor area that creates need for additional parking;

(C) New use in an existing building or structure with or without substantial internal renovation that results in a requirement for additional parking under the provisions of this chapter.

(3) All new projects that enter into parking agreements with the CPID shall be subject to the assessment defined in current CPID resolutions. New projects as defined in subsections (2) (B) or (C) will be required to provide additional parking in the amount that the parking requirement caused by the expansion or new use exceeds the parking requirement established on June 19, 1986 as follows:

(A) Properties within the Primary Benefit Zone shall provide required parking or pay parking in-lieu fees if the additional parking required exceeds 10 parking spaces; otherwise, a new project under subsection (2)(B) or (C) will cause the project property owner's parking deficiency under the current CPID assessment resolution to be increased by the number of additional parking spaces required by the new use or expansion or the number of existing and required parking spaces eliminated, or both.

u fees if the additional parking required exceeds 10 parking spaces; otherwise, a new project under subsection (2)(B) or (C) will cause the project property owner's parking deficiency under the current CPID assessment resolution to be increased by the number of additional parking spaces required by the new use or expansion or the number of existing and required parking spaces eliminated, or both.

(B) Properties outside the Primary Benefit Zone shall provide required parking or pay parking in-lieu fees for any additional parking required as a result of a new project under subsections (2)(B) or (C) or the elimination of existing and required parking spaces, or both.

(4) Limited Parking Zone (LPZ). Restrictions on parking in the limited parking zone in addition to other requirements of this chapter are as follows:

(A) All Uses. New vehicular access to loading facilities, parking lots or structures and buildings is prohibited along street frontages within the limited parking zone. Existing curb cuts along street frontages in the LPZ shall be eliminated, unless the following requirements are met:

(i) Curb cuts are needed for access to parking or loading facilities and do not negatively affect retail continuity or pedestrian safety; and

(ii) A site plan and architectural review for the access is approved.

(B) Residential Uses. Parking shall be provided as follows:

(i) On-site, provided that vehicular access from a street in the limited parking zone is prohibited unless no other access is feasible and no remote parking facility such as leased spaces is available or can be made available within 200 feet;

(ii) On a site outside the limited parking zone; or

(iii) By lease or agreement with the City or CPID when a CPID parking facility is located within 200 feet.

(C) Nonresidential Uses. Parking may be provided on-site in an amount not to exceed the required number of visitor stalls, subject to the approval of a special use permit. On-site parking in excess of the required visitor stalls may be allowed subject to approval of a special use permit where a new project meets one (1) of the following:

(i) The parcel has primary access from a street outside the limited parking zone; or

(ii) The parcel is located on a corner site which has a minimum lot area of 22,000 square feet or one-half the land area of the block in which the use is located, whichever is less.

(D) Projects within the Limited Parking Zone may pay the City's parking in lieu fee for any required parking not provided on site.

(5) Projects within the City's Central Parking Improvement District and outside of the Limited Parking Zone must satisfy a minimum of 25% of the project's required parking through provision of on-site parking. However, in order to prevent parking shortages in public parking facilities or neighboring residential zones, projects within the City's Central Parking Improvement District and outside of the Limited Parking Zone must satisfy a minimum of 50% of the project's required parking through provision of on-site parking when:

of 25% of the project's required parking through provision of on-site parking. However, in order to prevent parking shortages in public parking facilities or neighboring residential zones, projects within the City's Central Parking Improvement District and outside of the Limited Parking Zone must satisfy a minimum of 50% of the project's required parking through provision of on-site parking when:

(A) Public off-street parking occupancy within one-quarter mile of the proposed project location exceeds 85% at peak periods based on a parking study; or

(B) The proposed project location is adjacent to areas zoned R-1, R-2, R-3, R-4, or R-

(6) Parking Expansion Zone. Parking provided in addition to the minimum parking requirements may be leased to the CPID on a long term basis as public parking in accordance with a current CPID resolution.

(7) Employee and Resident Parking.

(A) New projects within the CPID shall provide required employee and resident parking by one (1) or more of the following means:

(i) On-site, if located outside the limited parking zone;

(ii) Off-site through construction or lease of private spaces, subject to approval of a special use permit; or

(iii) By CPID lease, in-lieu fee payment, or parking agreement, as defined by a current CPID resolution, subject to availability.

(B) Any nonresidential use outside the limited parking zone may reduce employee parking in accordance with the following:

(i) Demonstration by the applicant that the amount of floor area per full-time equivalent employee exceeds the following due to unusual circumstances:

(ii) A reduction in the employee parking requirement may be granted equal to the percentage difference between the lower employee density demonstrated by the applicant and the employee density standards delineated above.

(8) Visitor and Customer Parking. New projects within the CPID may utilize the spaces provided by the CPID for the visitor and customer parking requirement, subject to assessment as defined by a current CPID resolution and availability of spaces.

(9) Loss of Metered Parking. New projects which result in the loss of on-street metered

CPID parking spaces shall compensate the CPID for the loss of metered parking by one (1) of the following:

(A) Provide replacement stalls on-site within 200 feet of a new residential use or within 500 feet of a new non-residential use, to be made available for use by the public;

(B) Compensation to the CPID for the cost of providing replacement parking, in accordance with a current CPID resolution; or

(C) Approval of a special use permit by the Planning Commission, based on the finding that the improvements which necessitate the loss of metered parking spaces improve overall street circulation.

(b) Downtown Specific Planning Area—Outside the Central Parking and Improvement District. Minimum off-street parking requirements for residential and non-residential uses shall be as specified in Sections 27.64.160 through 27.64.260.

(c) 25th Avenue Parking District. Where a parcel of real property is located within the boundaries of the 25th Avenue motor vehicle off-street parking assessment district, a building or structure not to exceed one (1) story in height may be constructed and maintained on said parcel without provisions for, or maintenance of, off-street parking facilities for all executive and commercial uses. Off-street parking facilities shall be installed and maintained for each story in excess of one (1) story, so that the total number of parking spaces provided for the additional story or stories, shall meet the off-street parking requirements as specified herein.

(d) Hillsdale Station Area. Where a parcel of real property is located within the Hillsdale Station Area Plan boundary, off-street parking is subject to the Station Area Parking Requirements listed in the Plan. In addition, all new development on such properties must prepare a Trip Reduction and Parking Management Plan as detailed in the Hillsdale Station Area Plan, including, but not limited to, Table 6-1, Station Area Parking Requirements.

(Ord. No. 2020-4 § 1; § 7; Ord. No. 2009-7 § 32; Ord. No. 1993-17 § 1; Ord. No. 1993-12 § 1; Ord. No. 1992-15 § 25; Ord. No. 1990-19 § 1; Ord. No. 1989-19 § 4; Ord. No. 1989-10 § 2; Ord. No. 1987-29 § 5; Ord. No. 1986-13 § 1; Ord. No. 1981-27 § 44; Ord. No. 1979-7 § 11; Ord. No. 1978-18 § 95; Ord. No. 1973-8 § 1; Ord. No. 1969-26 § 2; prior code § 151.03(C).)

Cross References

Section 27.64.060(1)

Applicability

Subsection (a)(5) of this section applies only to projects without a submitted planning application on May 6, 2020.

When determination of the number of off-street parking spaces required by this title results in a requirement of a fractional space, an additional space shall be provided.

All required off-street parking stalls shall have a vertical clearance, length and width in conformity with the requirements of the City "Standard Drawings and Specifications" and the following standards:

(a) Width of stall shall conform to the requirements of the City "Standard Drawings and Specifications."

(b) Length of stall shall conform to the requirements of the City "Standard Drawings and Specifications."

(1) Stall depths may be reduced two (2) feet where bumper overhang is permissible.

(c) Relationship of stall dimensions to aisle dimensions and parking angle shall be as outlined in the Standard Drawings and Specifications.

(d) Existing substandard stalls shall be counted towards satisfying the off-street parking requirements of this chapter only where the dimensions equal or exceed those required for minimum compact car dimension.

(e) Compact car stalls shall be clearly identified by marking the surface of each space: "Compact."

(f) All required off-street parking stalls shall have a vertical clearance of not less than seven

(7) feet over the entire area, unless the stall is part of a mechanical parking system. Such stalls may have less than seven (7) foot clearance if otherwise consistent with City "Standard Drawings and Specifications."

Aisles serving off-street parking stalls shall conform with the requirements of the City "Standard Drawings and Specifications" and the following standards:

(a) Aisles parallel and adjacent to public sidewalks shall be separated by a landscape strip of at least six (6) feet.

(b) One-way aisles shall alternate direction, or otherwise provide logical vehicular circulation subject to approval of the Director of Public Works.

(c) Aisles shall provide for non-congestive flow from and into the street by logical relationships with the driveways. A two-way driveway shall directly connect with a two-way aisle. Reversal of the "right-hand rule" of driving for two-way aisles or closely adjacent one-way drives is prohibited.

(d) One-way aisles shall not dead-end.

(e) Circulation requiring use of the street or public right-of-way is prohibited.

Circulation for parking facilities shall conform with the following standards:

(a) Back out onto any public right-of-way shall be prohibited for all uses except single-family and two-family dwellings.

(b) For all uses except single-family and two-family dwellings and secondary units, all parcels providing three (3) or more permanently maintained garage or parking stalls shall provide an area for turnaround purposes on the site which shall conform with the requirements of the City

"Standard Drawings and Specifications" and be located adjacent to the entrance of the garage or parking stall, and not on any part of the public right-of-way.

(c) No portion of a circular ramp may be considered as aisle for automobiles in adjacent bays.

(d) Ramps in multi-level garages shall be designed with gradual slopes to ensure driver visibility of the pavement at all times, and shall be subject to approval of the Director of Public Works.

(e) Turning aisles or ramps with two-way traffic shall have radii and aisle widths sufficient for two (2) automobiles to pass on the turn. Ramp widths on turns shall be as follows:

(f) No portion of a circular ramp may be considered as aisle for automobiles in adjacent bays.

(g) Ramps in multi-level garages shall be designed with gradual slopes to insure driver visibility of the pavement at all times, and shall be subject to approval of the Director of Public Works.

(a) Lighting. Any lighting used to illuminate off-street parking areas shall be consistent with the City's Security Ordinance (Chapter 23.54) and otherwise be directed away from residential properties in such a way as not to create a nuisance.

(b) Signs. Directional signs are permitted on parking areas in accordance with Title 25.

(c) Repair and Service. No motor vehicle repair work of any kind shall be permitted on any off-street parking facilities. The sale of gasoline and motor oil in conjunction with accessory offstreet parking or garage facilities is not permitted in any residence district.

(Ord. No. 2009-7 § 37; Ord. No. 1989-34 § 3; Ord. No. 1986-13 § 1; prior code § 151.03(G).)

Cross References

Section 27.38.120(a)

Unless otherwise specified, the floor area used for determining off-street parking requirements is the floor area of the building(s) as defined in Section 27.04.200(c).

For the following uses on property located outside the Downtown Specific Planning area, accessory off-street parking spaces shall be provided as listed below. Parking spaces required on an employee basis shall be based on the maximum number of employees on duty, or residing, or both, on the premises at any one time.

USES

MINIMUM PARKING STALLS REQUIRED

7. Office, Professional Uses:

For the following uses, parking stalls shall be provided in adequate number, as determined by the Zoning Administrator, to serve persons employed or residing on the premises as well as the visiting public:

Heliports;

Outdoor amusement establishments, fairgrounds, permanent carnivals, kiddie parks, and other similar amusement centers;

Religious institutions, including convents, monasteries, rectories and parish houses.

(Ord. No. 2017-5 § 5; Ord. No. 2003-12 § 10; Ord. No. 1994-2 § 8; Ord. No. 1993-6 § 4; Ord. No. 1992-16 § 15; Ord. No. 1992-15a § 7; Ord. No. 1992-15 § 27; Ord. 1989-20 §§ 1, 2; Ord. No. 1986-13 § 1; Ord. No. 1978-18 § 97; prior code § 151.05.)

Cross References

Section 27.64.100(a)(1) Section 27.64.100(b)

Off-street residential parking shall comply with the following additional criteria:

(a) All residential dwelling units shall be provided with the existing or required amount of offstreet parking as a part of the sales, lease or rent agreement for the dwelling unit.

(b) The proximity of the resident and visitor parking spaces to the dwelling units shall be as close as practicable.

(c) Resident parking spaces shall be clearly marked or signed "reserved." Visitors' parking spaces shall be clearly marked "visitors only."

(d) Both resident and visitor parking in uncovered and carport spaces shall be adequately lighted at night. Said lighting shall be designed to be directed away from adjacent residences.

(e) Access to all off-street parking spaces shall be easily made without undue maneuvering to get into or out of the stall. All stalls shall be equally accessible.

(f) Each room meeting the standard of The Building Code as a bedroom, shall be counted as a bedroom in determining parking requirements.

New uses with 25 or more employees shall comply with the requirements of Chapter 24 of the San Mateo Municipal Code with regards to Transportation Systems Management.

(a) Only vehicles awaiting service and towing vehicles shall be stored on the premises, with the exception of employee parking and approved rental parking spaces.

(b) Parking of commercial vehicles shall be prohibited unless allowed in the zoning district as a permitted use.

(Ord. No. 1986-13 § 1.)

Cross References Section 27.64.160 Section 27.64.262(f)(2)(A)

When two (2) or more uses are located on the same zoning plot or within the same building, parking spaces equal in number to the sum of the separate requirements for each such use shall be provided. No parking space or portion thereof shall serve as a required space for more than one (1) use unless otherwise authorized by the Planning Commission in accordance with Title 27. Chapters 27.06 through 27.12, 27.62, 27.74, 27.78 and 27.80.

(Ord. No. 1986-13 § 1; Ord. No. 1978-18 § 101; prior code § 151.05(J).)

Cross References

Section 27.64.100(b)

These bicycle parking requirements shall apply to the indicated activities as specified below.

(a) Bicycle Parking Required for New and Existing Uses. Bicycle parking shall be provided for new development projects, additions to existing buildings, and new living units in existing buildings. Bicycle parking as prescribed hereafter shall be provided for activities occupying buildings, or portions of, which are constructed, established, wholly reconstructed, or moved onto a new lot, except to the extent that existing bicycle parking exceeds such requirements for any existing facilities. The required amount of new bicycle parking shall be based on the cumulative increase in floor area, or other applicable unit of measurement prescribed hereafter. If an existing building is altered or changed in occupancy so as to result in an increase in the number of residential living units, bicycle parking shall be provided for the new units.

(b) More Than One (1) Activity on a Lot. Whenever a single lot contains different activities with the same bicycle parking requirement, the overall bicycle parking requirement shall be based on the sum of all such activities. Whenever a single lot contains activities with different bicycle parking requirements, the overall requirement shall be the sum of the requirements for each activity calculated separately.

(c) Determination by Zoning Administrator. For uses not listed in the schedules of bicycle parking requirements, bicycle parking spaces shall be provided on the same basis as required for the most similar listed use, or as determined by the Zoning Administrator.

(d) Standards for Required Bicycle Parking.

(1) Types of Required Bicycle Parking.

(A) Long-Term Bicycle Parking. Each long-term bicycle parking space shall consist of a locker or a rack located within a locked enclosure, such as a secure room or controlled access

area, providing protection for each bicycle from theft, vandalism and weather. Long-term bicycle parking is meant to accommodate employees, students, residents, commuters, and others expected to park more than two (2) hours.

(B) Short-Term Bicycle Parking. Short-term bicycle parking shall consist of a bicycle rack or racks and is meant to accommodate visitors, customers, messengers, and others expected to park not more than two (2) hours.

(2) Minimum Specifications for Required Bicycle Parking.

(A) All bicycle parking facilities shall be dedicated for the exclusive use of bicycle parking and shall not be intended for the use of motorized two-wheeled or similar vehicles.

(B) All required short-term bicycle parking spaces shall permit the locking of the bicycle frame and one (1) wheel with a U-type lock, support the bicycle in a stable horizontal position without damage to wheels, frame, or components, and provide two (2) points of contact with the bicycle's frame. Art racks are subject to review by the Zoning Administrator.

(C) All required long-term bicycle parking spaces, with the exception of individual bicycle lockers, shall permit the locking of the bicycle frame and one (1) wheel with a U-type lock and support the bicycle in a stable position without damage to wheels, frame, or components.

(D) Bicycle parking facilities shall be securely anchored so they cannot be easily removed and shall be of sufficient strength and design to resist vandalism and theft.

(E) The overall design and spacing of such facilities shall meet the standards of subsection (3).

(3) Location and Design of Required Bicycle Parking. Required bicycle parking shall be placed on site(s) as set forth below:

(A) A short-term bicycle parking space shall be at least two and one-half (2.5) feet in width by six (6) feet in length to allow sufficient space between parked bicycles.

(B) Bicycle parking facilities shall not impede pedestrian or vehicular circulation.

(i) Bicycle parking racks located on sidewalks should be kept clear of the pedestrian through zone.

(C) Bicycle parking facilities are subject to the following standards:

(i) Short-term bicycle racks shall be located with at least 30 inches clearance in all directions from any obstruction, including but not limited to other racks, walls, and landscaping. Large retail uses, supermarkets, and grocery stores are encouraged to locate racks with a 36inch clearance in all directions from any vertical obstruction, including but not limited to other racks, walls, and landscaping.

(ii) All bicycle facilities shall provide a minimum four (4) foot aisle to allow for unobstructed access to the designated bicycle parking area.

(iii) All long-term bicycle parking facilities shall include a variety of rack types to accommodate different bicycle sizes, styles, and users, as determined by the Zoning Administrator.

(D) Bicycle parking facilities within auto parking facilities shall be protected from damage by cars by a physical barrier such as curbs, wheel stops, poles, bollards, or other similar features capable of preventing automobiles from entering the designated bicycle parking area.

(E) Short-term bicycle parking facilities serving community activity centers such as libraries and community centers should incorporate weather-protective enclosures shielding the designated bicycle area from typical inclement weather when feasible.

(F) Bicycle parking facilities shall be located in highly visible well-lighted areas. In order to maximize security, whenever possible short-term bicycle parking facilities shall be located in areas highly visible from the street and from the interior of the building they serve (i.e., placed adjacent to windows).

(G) The location and design of required bicycle parking shall be of a quality, character and color that harmonize with adjoining land uses. Required bicycle parking shall be incorporated whenever possible into building design or street furniture.

(H) Long-term bicycle parking shall be covered and shall be located on site or within 200 feet of the main building entrance. The main building entrance is defined as publicly

accessible entrances and shall exclude gated private garage entrances, trash room entrances, and other building entrances that are not publicly accessible.

(I) Short-term bicycle parking must be along project frontage and within 50 feet of the main entrance to the building or commercial use or up to 100 feet where existing conditions do not allow placement within 50 feet. It should be in a well-trafficked location visible from the entrance. When the main entrance fronts the sidewalk, the installer must apply for an encroachment permit from the City to install the bicycle parking in the public right-of-way. The main building entrance excludes garage entrances, trash room entrances, and other building entrances that are not publicly accessible.

(J) If required bicycle parking is not visible from the street or main building entrance, a sign must be posted at the main building entrance indicating the location of the bicycle parking.

(e) Minimum Number of Required Bicycle Parking Spaces. The rules for calculating the minimum number of bicycle parking spaces are:

(1) If after calculating the number of required bicycle parking spaces a quotient is obtained containing a fraction of one-half or more, an additional space shall be required; if such fraction is less than one-half it may be disregarded.

(2) When the bicycle parking requirement is based on number of employees or number of students, the number of spaces shall be based on the number of working persons on the lot during the largest shift of the peak season or the highest expected student capacity. If the Zoning Administrator determines that this number is difficult to verify for a specific facility, then the number of required long-term bicycle parking spaces shall be a minimum of two (2) spaces or five (5) percent of the amount of required automobile spaces for the proposed facility, whichever is greater.

(3) When the bicycle parking requirement is based on number of seats, in the case of pews or similar facilities each 18 inches shall be counted as one seat.

(4) The calculation of short-term bicycle parking may include existing racks that are in the public right-of-way and are within 100 feet of the main entrance.

(f) Bicycle Parking Rates. Required bicycle parking rates vary depending on whether the associated land use is located within or outside the Downtown Area as shown below:

(1) Downtown Area.

(A) Minimum Parking Requirements. Where a parcel of real property is located within the Downtown Area, new projects to be located on said parcel shall meet the bicycle parking requirements as follows:

Minimum Bicycle Parking Stalls Required

(2) Outside Downtown Area.

(A) Minimum Parking Requirements. For the following uses on property located outside the Downtown Area, bicycle parking stalls shall be provided as listed below. Bicycle parking stalls required on an employee basis shall be based on the maximum number of employees on duty, or residing, or both, on the premises at any one (1) time.

Minimum Bicycle Parking Stalls Required

Compact car stalls meeting all standards set forth in this chapter and in the Standard Drawings and Specifications may be permitted as follows:

(1) Where the number of required spaces is from 10 to 100, 30% of such spaces may be provided pursuant to compact car standards.

(2) Where the number of required spaces is more than 100, 40% of such spaces may be provided pursuant to compact car standards.

When computations under this section result in a fractional allowance of more than 0.75 compact spaces, one (1) additional such space may be provided.

Recreational vehicle storage facilities may be permitted as a special use subject to the following conditions:

(a) Habitation Prohibited. Habitation of any kind shall not be permitted in stored vehicles.

(b) Surfacing. Vehicle storage areas shall be improved with a compacted base of not less than four (4) inches thick and surfaced with a plant mix asphalt, concrete surface, or other surfacing acceptable to the Director of Public Works.

(c) Vertical Clearance. Recreational vehicle storage facilities shall provide a vertical clearance of not less than 14 feet in all storage areas.

(d) Standard Stall Sizes. Stall sizes for recreational vehicles shall be not less than nine (9) feet by 20 feet, 10 feet by 25 feet, and 10 feet by 30 feet. A mix of the stall sizes is desirable with reservation of larger stalls for larger vehicles.

(e) Sight Distance. To maintain visibility into the interior of the facility, spaces closest to the periphery of the facility shall be occupied by recreational vehicles that do not exceed seven (7) feet in height or a height equal to the height of the fence, whichever is greater. Taller vehicles shall be parked in the center of the facility.

(f) Sewage and Waste Facilities. Recreational vehicle storage lots containing 25 or more spaces shall provide and properly maintain facilities for the collection and disposal or treatment and disposal of sewage and other waste. The design and maintenance plan for such facilities shall be subject to approval of the Department of Public Works.

(g) Lighting. The storage lot shall be illuminated at night so as to permit proper police surveillance. All lighting shall be directed away from adjoining properties and shall be adequate to meet the approval of the Police Department.

(h) Security System. Facilities shall provide for security in a manner which meets the approval of the Police Department.

(i) Fencing and Screening. All recreational vehicle storage spaces shall be securely enclosed and effectively screened on each side by a six (6) foot solid wall or solid fence, or densely planted shrub mass of a species whose height can be maintained between six (6) feet and eight (8) feet. Such required enclosure and screening shall conform with the sight distance requirements per SMMC Chapter 27.84 and with the front and side yard setback requirements of the district in which the lot is located, and shall meet the approval of the Police Department.

(j) Transitional Yards and Buffers. Where a zoning district containing a recreational vehicle storage facility adjoins a residential district, a landscaped transitional yard of at least 15 feet shall be provided on site to screen the facility. Where this occurs adjacent to public rights-of-way, the landscaped transitional yard shall be on the right-of-way side of any fences or walls. Trees shall be a major element of the landscaped transitional yard.

(Ord. No. 2021-26 § 17; Ord. No. 1995-8 § 11; Ord. No. 1986-13 § 1; Ord. No. 1979-7 § 17.)

Cross References

Section 27.30.020(m)

Section 27.32.020(g)

Section 27.60.180(b)(4)

Section 27.60.180(c)(5) Section 27.60.180(d)(4)

Commercial uses may provide valet parking to satisfy the parking requirements of this chapter as follows:

(1) Special Use Permit. The provision of valet parking to meet this chapter's parking requirements may be authorized by the Planning Commission upon application for a special use permit according to the procedure set forth in Title 27.

(2) Number of Spaces. Valet parking may be allowed for a project when the total number of required off-street parking spaces for the building or use is at least 50, and at least half of the total number of required spaces will be provided in a self-parking configuration either on-site or off-site in full compliance with the regulations of this chapter.

(3) Design. The design of valet parking facilities need not conform to the regulations contained herein for self-parking facilities; provided, however, that such design meets with the approval of the Planning Commission.

(4) Valet Parking System. In addition to the required drawings, the applicant shall submit a plan describing in detail the proposed number of attendants, hours of valet parking service operations, fees charged to patrons, and such other pertinent information as may be required from time to time by the Commission to enable it to determine the practicability of the valet parking proposal.

(5) Discontinuance of Valet Parking. When an approved valet parking system provided to meet the requirements of this chapter is discontinued, intensity of the use formerly served by such parking shall be immediately reduced to the extent necessary to bring the use into full conformance with the parking requirements of this chapter.

For uses not listed heretofore in the schedules of parking requirements, parking spaces shall be provided on the same basis as required for the most similar listed use, or as determined by the Zoning Administrator.

(Ord. No. 1986-13 § 1; Ord. No. 1978-18 § 101; prior code § 151.05(K).)

Cross References

Section 27.64.100(a)(1)