Chapter 18.38 — Off-Street Parking Regulations and Design Standards

Sections

• 18.38.010 – Purpose and Applicability

• 18.38.020 – Permit Requirements and Exemptions

• 18.38.030 – Off-Street Vehicle Parking Requirements

• 18.38.040 – Exceptions and Reductions to Parking Requirements

• 18.38.050 – Bicycle Parking Requirements

• 18.38.060 – General Parking Standards

• 18.38.070 – Off-Street Loading

• 18.38.080 – Maintenance

• 18.38.090 – Valet Parking

• 18.38.100 – Recreational Vehicle Parking in Residential Zones

• 18.38.110 – Off-Site Designated Parking: Alternate Parking Location

• A. Purpose. This Chapter establishes standards for the development (including amount and location) of motor vehicle parking, bicycle parking, and off-street loading areas. The purpose of the standards is to provide for safe vehicular parking, vehicular circulation, and loading supportive of a variety of uses in an increasingly pedestrian- and bicycle-friendly and transit-oriented community.

• B. Applicability. The regulations contained in this Chapter shall apply to the construction, change, or expansion of a use or structure and shall require that adequate parking spaces, loading areas, and bicycle parking areas are permanently provided and maintained for the benefit of residents, employees, customers, and visitors, within or outside of structures or in a combination of both, in accordance with the requirements listed in this Chapter.

  1. New Uses and Structures. For all structures erected and all uses of land established after the effective date of this Zoning Code, parking for vehicles and bicycles, and loading facilities shall be provided as required by this Chapter.

  2. Modifications to Existing Structures. Whenever an existing structure or use is modified that results in an increase of more than 50 percent in the number of parking spaces required, additional parking spaces shall be provided in accordance with the requirements of this Chapter.

  3. Existing Parking and Loading Facilities. Off-street parking and loading facilities which are located on the same parcel as the structure or use served and which were in existence on the effective date of the ordinance codified in this Chapter, or were provided voluntarily after such effective date, shall not be reduced below or if already less than, shall not further be reduced below the requirements of this Chapter for a similar new structure or use.

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• A. Parking Requirements. New parking lots and modifications or expansions to existing parking lots will be evaluated as part of project review for other permits and approvals (e.g., Architectural Review, Conditional Use Permit). At a minimum, Site Plan Review is required for new parking lots and modifications to existing parking lots to determine compliance with all applicable provisions of this Zoning Code.

• B. Exempt Activities. Parking improvements listed below shall be considered minor in nature and are therefore exempt from Site Plan Review requirements if they do not alter the number or configuration of parking stalls. However, exempt activities listed herein may require other ministerial permits (e.g., Building Permits).

  1. Repair of any defects in the surface of the parking area, including repairs of holes and cracks.

  2. Repair or replacement in the same location of damaged planters and curbs.

  3. Additions to residential floor area for single-family dwellings with existing, nonconforming twocar garages. Additions can be approved without the parking as long as the garage is fully accessible and has at least 17 feet by 17 feet inside dimensions, and a garage door, or doors, at least 15 feet wide.

• A. Required Parking. Table 3-3 (Off-Street Parking Requirements) establishes the minimum number of on-site parking spaces required for each land use type, regardless of the zoning district in which the use is located.

• B. No Parking Required Near Major Transit Stops. Notwithstanding any other provision of this Code, no parking is required for any use within one-half mile of a major transit stop, unless the Director of Community Development makes any of the following written findings, supported by substantial evidence, within 30 days of an application becoming complete, in which case the City’s standard parking requirements shall apply:

  1. Not imposing the City’s parking requirements would have a substantial negative impact on the City’s ability to meet its share of the regional housing need in accordance with Government Code Section 65584 for low- and very low income households;

  2. Not imposing the City’s parking requirements would have a substantial negative impact on the City’s ability to meet any special housing needs for the elderly or persons with disabilities identified in the Housing Element’s analysis required by Government Code Section 65583(a)(7); or

  3. Not imposing the City’s parking requirements would have a substantial negative impact on the existing residential or commercial parking within one-half mile of the development project.

C. Off-Street Construction Parking.

1. When Required. Off-street construction parking is required for residential development projects over 100 units in size, or over 100,000 square feet in area for non-residential projects.

2. Timing. Off-street construction parking is required to be available from the time of issuance of building permits until the issuance of a certificate of occupancy.

3. Number of Spaces Required.

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• a. For residential development projects, one space per four units proposed is required.

• b. For non-residential development projects, one space per 5,000 square feet proposed is required.

• 4. Development Standards. Parking spaces are required to meet all requirements of the General Parking Standards, Code Section 18.38.060.

5. Maintenance of off-street construction parking.

  - **a.** Off-street construction parking lots are required to maintained to be mud-free and dustless. If the off-street construction parking lot is located on an unpaved surface, daily street sweeping of surrounding streets is required. 

  - **b.** Off-street construction parking lots are required to be free of construction materials and debris at all times 

• D. Patrick Henry Specific Plan Parking Requirements. The following parking requirements including those shown in Table 3-2 are required for those zones identified in the Patrick Henry Specific Plan.

  1. Patrick Henry Parking Space Requirements. The following parking space requirements apply:

Table 3-2 Patrick Henry Parking Requirements

2. Parking is not permitted as a stand-alone use.

3. Shared parking is permitted.

4. Mechanical lifts/stackers may be used to satisfy minimum requirements.

• E. Calculation. The following standards apply to the calculation of vehicle parking spaces in this Chapter.

  1. If the calculation for parking needs results in the requirement for a fraction of a parking space, the value shall be rounded to the nearest whole number.

  2. For the purposes of this Chapter, “square feet” means “gross square feet” and refers to the sum gross square feet of the floor area of a structure and its accessory structures unless otherwise specified. Gross floor area shall not include enclosed or covered areas used for off-street parking or loading, bicycle facilities, heating and air-conditioning equipment, stairs and elevators, mechanical and electrical equipment, and communications equipment.

  3. Except as otherwise provided in Section 18.38.040 (Exceptions and Reductions to Parking Requirements), where uses or activities subject to differing requirements are in the same

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structure or on the same site (e.g., mixed-use developments) or are intended to be served by a common facility, the total requirement shall be the sum of the requirements for each use or activity computed separately. The Review Authority for the associated permit or approval, including parking for multiple uses on a site, may restrict the hours of operation or place other conditions on the multiple uses so that parking needs do not overlap and may then modify the total parking requirement to be based on the most intense combination of uses at any one time.

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Table 3-3

Off-Street Parking Requirements

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Table 3-3

Off-Street Parking Requirements

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Table 3-3 Off-Street Parking Requirements

The following are exceptions or reductions to the minimum off-street vehicle parking requirements established in Table 3-3 (Off-Street Parking Requirements) that are available:

• A. Shared Parking. In order to encourage efficient use of parking spaces and reduce the amount of land devoted to vehicle parking, the total parking requirements for adjacent compatible land uses that have differing peak parking demand may be based on the number of spaces adequate to meet needs of

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those individual land uses operating during the peak parking period. A Conditional Use Permit may be approved for shared parking facilities serving more than one use on a single site or adjacent sites. The Conditional Use Permit may allow for a reduction of the total number of spaces required by this Chapter if all the following findings are made:

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

2. A parking demand study prepared by a qualified traffic engineering professional approved by the City supports the proposed reduction.

3. In the case of a shared parking facility that serves more than one property, a parking agreement has been prepared consistent with the provisions of Subsection B (Off-Site Parking for Nonresidential Uses). The agreement shall include a guarantee that there will be no substantial alteration in the uses that would create a greater demand for parking without application for approval of an amended discretionary permit.

• B. Off-Site Parking for Nonresidential Uses. Parking areas for all nonresidential and mixed uses shall be located on the same parcel with the uses; however, it is recognized that more efficient use of land, business, or organization growth, safety, or similar considerations may make off-site parking desirable. Therefore, off-street parking areas may be constructed on a parcel separate from the primary structure(s) occupied by the nonresidential uses with approval of a discretionary off-site parking permit.

• C. Residential Transportation Demand Management (TDM). In addition to the exceptions in Subsections A. and B. for shared and off-site parking, the Review Authority may approve an Administrative Permit for a parking reduction in accordance with the following provisions. Any combination of the following programs may be used; however, the total parking reduction shall not exceed 20 percent of required parking.

l Transportation Demand Management (TDM).** In addition to the exceptions in Subsections A. and B. for shared and off-site parking, the Review Authority may approve an Administrative Permit for a parking reduction in accordance with the following provisions. Any combination of the following programs may be used; however, the total parking reduction shall not exceed 20 percent of required parking.

1. Reduction for Secure Bicycle Parking . Developments which provide additional secure bicycle parking facilities over and above the minimum requirement of this Chapter may reduce their automobile parking requirement by one vehicle space for every two additional bicycle spaces provided, up to a maximum five percent reduction in total vehicle parking spaces.

2. Reduction for Parking Near Transit Stops and Stations. Parking requirements may be reduced by a maximum of 10 percent when located within one-quarter mile of a transit stop, and 20 percent for sites located within one-quarter mile of a transit stop at which a minimum of 20minute peak-hour service is provided.

3. Carsharing Stalls. Parking requirements shall be reduced by five stalls for each stall that is dedicated and designated for use by a car sharing program. The maximum reduction allowed is five percent of required parking.

• D. Non-Residential Transportation Demand Management (TDM). In addition to the exceptions in Subsections A. and B. for shared and off-site parking, the Review Authority may approve an Administrative Permit for a parking reduction in accordance with the following provisions.

  1. A reduction in the required off-street vehicle parking spaces of up to 50 percent may be authorized with an Administrative Use Permit for non-residential structures or uses that conform to all of the following:

  - **a.** The structure or use provides bicycle parking spaces in conformance with the requirements in Section 18.38.050 (Bicycle Parking Requirements); and 
  
  - **b.** For any project that requires a TDM program, the decision maker for the project application shall first find in addition to other required findings that the project applicant has demonstrated that it can maintain the TDM program for the life of the project, and
  

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that the TDM strategies proposed provide an offsetting benefit to the parking spaces lost.

2. In addition, the applicant is required to implement at least three transportation demand management (TDM) measures from the possibilities below:

• a. Implement a carpool/vanpool or car-share program, e.g., carpool ride-matching for employees, assistance with vanpool formation, provision of vanpool or car-share vehicles, etc., and assign carpool, vanpool and car-share parking at the most desirable on-site locations at the ratio set forth in the development permit or development exception considering type of use; or

• b. Develop a transit use incentive program for employees and tenants, such as on-site distribution of passes or subsidized transit passes for local transit system (participation in the regionwide Clipper Card or VTA EcoPass system will satisfy this requirement); or

  • c. Provide preferential parking with charging station for electric or alternatively fueled vehicles; or

  • d. Provide a guaranteed ride home program; or

  • e. Implement telecommuting and flexible work schedules; or

  • f. Implement parking cash-out program for employees (non-driving employees receive transportation allowance equivalent to the value of subsidized parking); or

  • g. Implement public information elements such as designation of an on-site TDM manager and education of employees regarding alternative transportation options; or

  • h. Make available transportation during the day for emergency use by employees who commute on alternate transportation (this service may be provided by access to company vehicles for private errands during the workday and/or combined with contractual or pre-paid use of taxicabs, shuttles, or other privately provided transportation); or

  • i. Provide shuttle access to Caltrain stations; or

  • j. Provide or contract for on-site or nearby child-care services; or

  • k. Incorporate on-site support services (food service, ATM, drycleaner, gymnasium, etc., where permitted in zoning districts); or

  • l. Provide on-site showers and lockers; or

  • m. Provide a bicycle-share program or free use of bicycles on-site that is available to all tenants of the site; or

  • n. Unbundled parking.

• A. Purpose. This Section establishes standards for bicycle parking, including Class I and Class II parking types. The purpose of the standards is to provide for adequate bicycle parking, creating a bicyclefriendly and multi-modal transportation network.

• B. Applicability. The regulations contained in this Section shall apply to the construction, change, or expansion of a use or structure of more than 10 percent and shall require that adequate bicycle parking areas are permanently provided and maintained for the benefit of residents, employees, customers, and visitors, within or outside of a structure.

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C. Definitions.

Class I Bicycle Parking. Class I bicycle parking includes bicycle lockers, rooms with key access for regular bicycle commuters, valet or check in parking, and guarded parking areas.

Class II Bicycle Parking. Class II bicycle parking includes bicycle racks (i.e., inverted U-rack, ribbon rack, wave rack) suitable for easy access of bicycles not within an enclosed structure, pod, or unit.

• D. Class I Bicycle Storage Locker Design and Location Requirements. Figure 3-10 (Class I Bicycle Parking) provides standards for the design and placement of Class I bicycle storage lockers.

Figure 3-10 Class I Bicycle Parking

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• E. Class II Bicycle Rack Design and Location Requirements. Figure 3-11 (Class II Bicycle Parking) provides standards for the design and placement of Class II bicycle racks.

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Figure 3-11 Class II Bicycle Parking

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Required Bicycle Parking. Table 3-4 (Required Bicycle Parking) establishes the minimum number of bicycle parking spaces required for each land use type, regardless of the zoning in which the use is located. If the ratios set by Table 3-4 would result in one or fewer Class II bicycle spaces, the development shall provide two Class II spaces. If the ratios would result in more than one Class II bicycle space but less than four, the development shall provide four Class II spaces. For commercial and industrial uses, at least 50% of the required bicycle parking spaces must be closer than the closest non-handicapped automobile parking space.

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Table 3-4 Bicycle Parking Requirements

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Table 3-4 Bicycle Parking Requirements

Notes .

• The minimum number of required long-term bicycle parking spaces is 4, except when the code would require 1 or less, in which case, 2 bicycle spaces must be provided.

• Employees = maximum number of employees on duty at any one time.

A. Location and Design.

1. Parking within Visibility Clearance Area. Parking is prohibited within the required visibility clearance area (Section 18.30.030).

2. Pedestrian Access. Parking spaces shall not impede direct and free access to stairways, walkways, elevators, any pedestrian accessway, or fire safety equipment. Access shall be a clear minimum width of 44 inches, no part of which shall be within a parking space.

3. Multifamily Parking Proximity. For multifamily residential, parking spaces shall be provided within 200 feet of the main entrance of the unit(s) they intend to serve.

4. Unpaved Surface Parking Restriction. All parking areas are required to be mud-free and dustless.

5. Back-Out Parking. Except for duplexes and single-family residences, all parking areas shall be designed so that vehicles are not permitted to back out of the parking area onto a public street.

6. Turnaround Areas. Parking spaces shall be provided with adequate drive aisles or turnaround areas so that all vehicles may enter a street in a forward manner.

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7. Wheel Stops. Wheel stops shall be provided for all parking spaces that face landscaped areas or pedestrian walks in order to protect the landscaping and irrigation systems from damage from the front part of the car and to allow adequate space for pedestrian movement.

B. Parking Space and Drive Aisle Dimensions for Parking Lots.

1. General Parking Space and Aisle Standards. All surface parking lots shall be designed in compliance with the minimum City standards for stalls and aisles as set forth in Table 3-5 (Parking Space and Drive Aisle Dimensions) and illustrated in Figure 3-12 (Parking Space and Drive Aisle Dimensions). Parking spaces not open on both sides shall have an extra foot in width.

2. Compact Parking. Up to 25 percent of the required number of parking spaces may be sized for compact cars for all commercial, industrial, and institutional uses, and for unassigned stalls for residential uses with more than 25 spaces. As used in this paragraph, “required number of parking spaces” shall mean the number of spaces required after any reductions have been taken in compliance with Section 18.38.040. Compact car spaces shall comply with the following standards:

• a. Compact car parking spaces shall be clearly marked “compact cars only,” “compact,” or “c.”

• b. Compact car spaces shall incorporate design techniques including the use of lampposts, bollards, or extra landscaped areas at the front of compact spaces, or the location of compact spaces shall be arranged to preclude the parking of standard sized vehicles in compact vehicle spaces.

3. Unistall Parking. Parking lots which apply unistall parking spaces for all parking stalls using the unistall parking standards shown in Table 3-5 (Parking Space and Drive Aisle Dimensions) shall not provide compact parking per Subsection 3 (Compact Parking) below.

Table 3-5 Parking Space and Drive Aisle Dimensions

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Figure 3-12 Parking Space and Drive Aisle Dimensions

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C. Driveways.

1. Driveways to parcels located at the intersection of two streets shall, where feasible, be located on the lesser street. Determination of which street is lesser shall be made by the Director based on total paving width, amount of traffic, adjacent traffic controls, and likely destinations along each street in question.

2. Driveways serving parcels located at the intersection of two streets shall be located at the maximum practical distance from the intersection.

3. Not more than 25 percent of parcel frontage may be devoted to driveways, except for parcels fronting cul-de-sacs, subject to City Engineer approval.

4. Driveways on the same parcel shall be at least 24 feet apart.

5. Driveways shall be adjacent to a property line, but in no case may driveways on adjoining properties be closer than three feet, except where recorded mutual easements provide for a common driveway along the property line. Common driveways shall be subject to all other requirements and specifications.

6. No driveway shall be located less than three feet from the center of a fire hydrant, utility pole, or streetlight standard.

7. No driveway shall be located less than five feet from the center of a traffic signal standard.

8. No driveway may be constructed across any curbing or sidewalk or connected with any uncurbed roadway without first securing a discretionary permit from the City. All driveway construction must conform to City standards and specifications and shall be subject to City inspection.

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9. One-way driveways for residences serving not more than three garages or parking spaces shall be at least a minimum width of 10 feet (8-foot pavement with 1-foot clearance on each side). For one- and two-family residences, driveways shall not exceed 20 feet nor exceed two in number for each property. Approaches to one-lane driveways may be 20 feet wide.

10. One-way driveways providing access to more than three residential parking spaces or garage spaces shall be at least a minimum width of 12 feet (10-foot pavement with one-foot clearance on each side).

11. Two-way driveways providing access to less than 25 residential parking spaces or garage spaces shall be at least a minimum width of 14 feet (12 feet of pavement with one-foot clearance on each side). Widths of driveways shall be measured along lowered curb section and shall not exceed 30 feet.

12. Two-way driveways providing access to 25 or more residential parking spaces or garage spaces shall be at least a minimum width of 26 feet (24-foot pavement with one-foot clearance on each side). Widths of driveways shall be measured along lowered curb section and shall not exceed 30 feet.

13. One-way driveways providing access to all properties other than stand-alone residential shall be a minimum width of at least 14 feet (12 feet of pavement with one-foot clearance on each side).

14. Two-way driveways providing access to all properties other than stand-alone residential shall be a minimum width of at least 22 feet (20 feet of pavement with one-foot clearance on each side).

• D. Single- and Two-Family Dwellings. Off-street parking and driveways for single-family attached and attached dwellings, and two-family attached dwellings shall meet the following requirements:

  1. All vehicles, including motor vehicles, trailers, or vessels which are inoperable or incapable of movement under their own power and/or without current registration, shall be stored entirely within an enclosed structure and shall not be parked or stored in any required front yard within a residential zone.

  2. Each parking space shall be at least 8.5 feet wide by 18 feet deep.

  3. The minimum driveway width shall be 10 feet.

  4. Minimum driveway length between parking and any public right-of-way line, not including alleys, shall be a minimum of 20 feet.

  5. Parking shall be provided on the same lot as the dwelling.

  6. Parking shall not be located within the required setbacks, except for Approved accessory structures may be allowed in setbacks where authorized by Section 18.60.030 (Accessory Structures and Uses).

  7. The required parking shall not be located within the required yard area, except the required parking may be provided in the rear yard only when an alley is available for access.

  8. All vehicles are required to be parked on a continuously paved surface. Driveways and driveway approaches shall be paved.

  9. For single family dwellings, the interior dimensions of the garage or carport are required to be 20’ x 20’. See Figure 3-13.

10. All vehicles, boats, and trailers, in the required front yard shall be parked perpendicular to the street, unless the legal driveway configuration dictates otherwise.

Figure 3-13

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Single-Family Garage Dimensions

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• E. Parking Structure Standards. The following standards apply to structured parking facilities (i.e., parking garages). They are intended to limit parking structure impacts on the pedestrian environment and reduce opportunities for crime in parking structures.

  1. Sidewalks. Parking structures shall not occupy more than 50 percent of the length of a building’s street-level frontage adjacent to a sidewalk.

  2. Parking Structure Openings. These standards apply to parking structures for five or more vehicles. Parking structure openings, including vehicular access openings, shall not exceed 50 percent of the total ground-floor facade adjacent to a public street or sidewalk. Parking structure openings at the level of and facing a street, alley, courtyard, plaza, or open parking area shall incorporate decorative grilles, architectural elements, planters, and/or artwork that screen-views of vehicles in the parking structure while still allowing limited visibility into and out of the garage. Any portion of the screening that is between 3 and 7 feet above the adjacent grade shall be at least 20 percent transparent but not more than 80 percent transparent. Vehicular access openings shall be exempt from this standard.

  3. Minimum Landscaped Area Required. A parking structure located in a commercial or industrial zoning district (including mixed-use) adjacent to a public right-of way shall have a minimum 5-foot-wide landscaped area between the structure and the sidewalk, except where the parking structure contains ground-floor commercial uses.

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• F. Carpool/Vanpool Vehicles Parking. Where included, carpool/vanpool spaces shall comply with the following provisions:

  1. Parking spaces designated for carpool/vanpool use should be those closest to the structure entrance or elevator, but not closer than the spaces for disabled parking and those designed or intended for exclusive customer use.

  2. Carpool/vanpool spaces shall be clearly marked with signs or painted markings within the spaces, indicating that the spaces are reserved for carpool/vanpool use.

• G. Electric Vehicle Charging Stations. Electric vehicle pre-wiring shall be provided for residential and nonresidential land uses according to the requirements of Chapter 15.38 of the City Code (Green Building Standards Code).

• H. Motorcycle Parking. Where included, motorcycle parking facilities shall be in a convenient, highly visible, and well lighted area to minimize theft and vandalism, generally within 50 feet of a building entrance, adjacent to handicapped parking and within view of pedestrian traffic. Motorcycle parking spaces may be in areas that are otherwise unusable for automobile parking (such as in corners, at aisle ends, and near pillars). Motorcycle parking spaces shall be a minimum of three feet wide by eight feet long and shall provide an adequate maneuvering area to permit easy access to the space. See Table 3-7 (Motorcycle Parking Requirements) and Figure 3-13 (Motorcycle Parking Configuration).

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Figure 3-14 Motorcycle Parking Configuration

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Table 3-7 Motorcycle Parking Requirements

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• I. Lighting. See outdoor lighting standards in Section 18.40.080 (Outdoor Lighting).

• J. Signs. Directional signs are permitted in parking areas in accordance with the sign regulation in Chapter 18.42 (Sign Standards).

• K. Setbacks. Parking areas, including spaces, aisles, and turnaround and maneuvering areas, shall not occupy required setbacks. Driveways shall not occupy a yard setback or buffer except to pass through the yard in order to connect directly to a public street or as necessary for shared driveways and internal access between uses on abutting parcels.

• L. Pedestrian Walkways. Pedestrian walkways shall be designed to provide pedestrians safe passage throughout parking lots. Pedestrian walkways must comply with the following provisions: A continuous walkway must connect the primary entrances of the structure(s) on the site to the parking lots.

  1. There must be a walkway along at least one side of drive aisles leading to primary entrances.

  2. Where parking lots are located between a public right-of-way and a primary entrance into a site’s primary use structure, a continuous walkway shall be provided through the parking lot that connects the public right-of-way and the primary entrance.

• A. Purpose. The purpose of these regulations is to provide the number, size, location, and screening requirements for loading areas for mixed-use, commercial, and industrial uses. The intent of these regulations is to minimize disruptions of traffic flow by freight-carrying vehicles and to minimize impacts to vehicular and pedestrian conflicts.

• B. Applicability. Off street loading areas are required for all commercial and industrial land uses equal to or greater than 20,000 square feet in size. Compliance with the standards shall be determined in conjunction with discretionary permits or approvals (e.g., Architectural Review). At a minimum, Zoning Clearance is required to determine compliance with the standards of this Section.

• C. Required Loading Spaces for Delivery and Distribution—Warehouse and Distribution Primary Uses. A structure, or part thereof, having a floor area of 20,000 square feet or more that is to be occupied by any use requiring the receipt or distribution by vehicles or trucks of material or merchandise must provide at least one off-street delivery loading space, plus one additional such delivery loading space for each additional 40,000 square feet of floor area in excess of 20,000 square feet. The delivery loading space(s) must be maintained during the existence of the building or use it is required to serve. Truck-maneuvering areas must not encroach into required parking areas, travel ways, or street rightsof-way (see Figure 3-14 (Delivery Loading Areas)).

• D. Required Spaces for Delivery and Distribution – Other Non-Residential Uses. A structure, or part thereof, having a floor area of 20,000 square feet or more that is to be occupied by a manufacturing facility, retail store, hotel, hospital, laundry, wholesale store, or other use similarly requiring the receipt or distribution by vehicles or trucks of material or merchandise must provide at least one off-street delivery loading space, plus one additional such delivery loading space for each additional 100,000 square feet of floor area in excess of 100,000 square feet. In multi-tenant buildings, a common loading area may be required. Drive-in roll-up doors may be substituted for loading areas. The delivery loading space(s) must be maintained during the existence of the building or use it is required to serve. Truckmaneuvering areas must not encroach into required parking areas, travel ways, or street rights-of-way (see Figure 3-14 (Delivery Loading Areas)).

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Article 3 – Site Planning and General Development Standards

Chapter 18.38

• E. Location and Dimensions. The minimum size for each delivery loading space required by this Section must be not less than 12 feet wide, 30 feet long, and 15 feet high, exclusive of driveways for ingress and egress and maneuvering areas. See Figure 3-14 (Delivery Loading Areas).

Figure 3-15 Delivery Loading Areas

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• F. Access. Each off-street delivery loading space required by this Section shall be provided with driveways for ingress and egress and maneuvering space adequate for trucks. All loading spaces shall be designed to ensure ingress and egress in a forward manner.

• G. Screening. See Section 18.34.050 G for screening requirements of loading docks.

H. Location of Loading Areas.

1. The off-street loading areas (both delivery and customer), regardless of the development type, shall be on the same parcel as the structure they are intended to serve.

2. No loading space shall be located so that a vehicle using the loading space projects into any public street.

3. The off-street loading areas shall be designed and located so that loading vehicles are not parked in required setbacks, driveways, or required parking spaces during loading activities.

4. An off-street delivery loading space (excluding loading spaces for customers) required by this Section shall not be located closer than 30 feet to any parcel in a residential zone, unless the off-street loading space is wholly enclosed within a structure or on all sides by a wall not less than eight feet in height.

5. In industrial zones, a maximum of two loading spaces shall be permitted on the street side of any structure located within 60 feet from the street right-of-way. There is no restriction on the number of loading spaces located more than 65 feet from the street right-of-way.

6. No loading space may be located in a required yard setback.

• I. Modifications. In approving a project, the Review Authority may modify the number and size of loading spaces required because of the nature of the use or the design of the project.

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Chapter 18.38

Off-Street Parking Regulations and Design Standards

The minimum number of parking spaces required in this Chapter shall be provided and continuously maintained. A parking, loading, or bicycle parking area provided for the purpose of complying with the requirements of this Chapter shall not be eliminated, reduced, or converted unless equivalent facilities are approved by the Review Authority in compliance with this Chapter.

• A. Valet Parking. Valet parking is permitted subject to the issuance of a Minor Use Permit, issued by the Director.

  1. The proposed valet parking use must, at a minimum, maintain the number of parking spaces that exist on the site.

• B. Temporary Valet Parking. In a circumstance involving a non-reoccurring special event or special needs of an applicant to commence operations prior to the time a Minor Use Permit application can be processed for valet parking service, a Temporary Use Permit for a period of operation not exceeding seven calendar days may be issued by the Director in compliance with Chapter 18.122, accompanied by the applicable fees, and the certificate of insurance. Any other requirement of this Section may be waived by the Director, if the Director determines that it would be impractical for the applicant to comply with the requirement and that compliance with the requirement is not necessary in order to protect the interest of the City or the public peace, health, or safety.

• A. Purpose. It is the intent of this Section to establish regulations that apply to the storage and/or parking of trailers, boats, and other recreational vehicles in the City. As applied to this Section, “storage” and “parking” shall be used interchangeably.

B. Residential Zones.

1. In residential zones, recreational vehicles, boats and trailers may be stored only on property on which the vehicle’s owner resides. Storage is permitted outside a structure on a continuously paved, graveled, or approved alternative material driveway, provided all of the following conditions exist:

• a. The vehicle is stored perpendicularly to the front curb;

• b. No part of the vehicle extends over the public sidewalk or public thoroughfare (right-ofway);

• c. No more than one recreational vehicle, boat or trailer is stored in the front setback of each residential unit;

• d. The vehicle is stored at least three feet from side and rear property lines; and

• e. The vehicle does not block access to or occupy any required parking spaces.

2. In residential zones, stored recreational vehicles, boats and trailers shall not be:

• a. Used for dwelling purposes, except for temporary residential use during the construction of a permanent dwelling with the approval of a Temporary Use Permit (Chapter 18.122).

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Chapter 18.38

  - **b.** Permanently connected to sewer lines, water lines, or electricity. Temporary electrical connections for charging batteries and the use of electricity or propane fuel are permitted only when necessary to prepare a recreational vehicle for immediate use and are allowed for a maximum of 72 hours. 

  - **c.** Used for storage of goods, materials, or equipment other than those items considered to be part of the unit or essential for its immediate use. 

• C. Non-Residential Zones. An operable recreational vehicle, boat or trailer may be stored in all nonresidential zones (excludes mixed-use), where the vehicle belongs to the property owner or the property owner provides written permission allowing the storage. Storage allowed under this Subsection shall be limited to a maximum of three vehicles at any one time. Storage of more than three recreational vehicles, boats, and/or trailers shall be considered a commercial use and shall follow applicable Zoning Code requirements regulating that use. The following rules shall apply to recreational vehicle, boat, and trailer storage in non-residential zones:

  1. Storage is permitted inside any enclosed structure that conforms to the requirements of the particular zone in which the structure is located.

  2. Storage is permitted outside in a side or rear setback, provided it is not nearer than two feet to the parcel line.

  3. Stored recreational vehicles, boats, and trailers shall not be:

  - **a.** Used for dwelling purposes.
  

• b. Permanently connected to sewer lines, water lines, or electricity. Temporary electrical connections for charging batteries and the use of electricity or propane fuel are permitted only when necessary to prepare a recreational vehicle for immediate use.

  - **c.** Used for storage of goods, materials, or equipment other than those items considered to be part of the unit or essential for its immediate use. 
  

  4. The vehicle may not block access to or occupy any required parking spaces.

• A. Permit Approval. Approval of a Minor Use Permit in compliance with Chapter 18.114 (Conditional Use Permits and Minor Use Permits) shall be required for a parking facility or any portion of required parking that is not located on the same site as the use it is intended to serve.

• B. Applicability. Off-site parking in residential zones (excluding mixed-use and Downtown) is prohibited.

• C. Enforcement. No person shall solicit off-street parking without having first obtained an off-site parking permit.

• D. Application. All property owners, except the City, Housing Authority and Stadium Authority, who seek to provide parking on their parcel or site for a project or use elsewhere, shall submit an application including the following:

  1. Aerial photo(s) illustrating the boundaries of the parcel or site generating the parking demand and the parcel or site providing the off-street parking. Aerial photo(s) shall clearly indicate the distance between the project site and the off-site parking locations. A pedestrian path of travel between the parcels or sites shall also be illustrated on the aerial photo(s).

  2. A site plan for the site or parcel where the off-site parking will be provided. The site plan shall clearly illustrate all parking spaces, the dimensions of parking spaces, a parking space count,

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ZONING Off-Street Parking Regulations and Design Standards

Chapter 18.38

any parking spaces reserved for on-site use(s), driveways, curb cuts, drive aisles, landscaping, signage and light standards.

3. A written description of the off-site parking, which shall include, but not be limited to:

  - **a.** Days/hours of availability for off-site parking; 

  - **b.** The term of the off-site parking availability (e.g., annual, until sale of property, etc.); 

  - **c.** Responsible party for off-site parking management; 

  - **d.** A written statement acknowledging that designated off-site parking spaces are exclusively for the benefit of off-site uses, and are not available for concurrent use to meet on-site parking demand; 

  - **e.** Description/count of stalls available under the off-site parking permit; and 

  - **f.** Existing uses on the parcels or sites providing the off-site parking, and the associated parking requirement. 

4. Application submittal fees as indicated in the City’s adopted planning application fee schedule for Zoning Administrator actions.

• E. Findings. In order to approve a Minor Use Permit for an off-site parking facility, the Review Authority shall make all of the following findings in addition to those required for the approval of a Minor Use Permit:

  1. The parking facility is located within 1,000 feet of the parcel line of the subject property where the use it is intended to serve;

  2. On-street parking is not being counted towards meeting parking requirements;

3. Use of the parking facility will not create undue traffic hazards or impacts in the surrounding area;

4. The parking facility will be permanently available and maintained for the use it is intended to serve; and

5. Those sites providing parking for events at sports or entertainment venues located north of State Highway 101 are in compliance with the requirements of any City-adopted parking program for this area.

• F. Parking Agreement. A parking agreement, which guarantees the long-term availability of the parking facility for the use it is intended to serve, shall be recorded with the County Recorder. The agreement shall be in a form approved by the City Attorney and the Director.

• G. Off-Site Parking Permit Requirements. Off-site parking permits shall be managed by the owner of the property providing the off-site parking. The property owner responsible for the off-site parking permit shall ensure compliance with the following requirements (Conditions of Approval):

  1. Adopted Parking Program. Off-site parking permits for sites providing parking for events at sports and entertainment venues located north of State Highway 101 shall comply with all requirements of any City Council-adopted parking program for this area, including payment of any fees necessary to mitigate the costs affiliated with the parking program.

  2. Waste and Recycling Receptacles. Waste and recycling receptacles shall be provided for use by individuals utilizing the off-site parking lot. Any waste or recyclables blown or thrown into the public right-of-way or onto adjacent properties by individuals utilizing the off-site parking lot shall be picked up in a timely manner.

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Chapter 18.38

3. Lighting. Adequate lighting facilities shall be provided and maintained on the off-site parking lot, consistent with the site plan approved with the off-site parking permit application. Any such lighting shall be directed and maintained so as not to interfere with persons using any public street or improvement, or unnecessarily with the use and enjoyment of any adjacent property.

4. Signage. The off-site parking lot shall not be used for advertising, unless otherwise permitted in an adopted parking program. A sign or signs may be installed to indicate the name of the business, activity or event that the parking lot serves. Necessary traffic-control and disclaimer signs are also permitted and not included in the maximum permissible sign area. All signs shall be shown on the site plan. The area of all signs shall be calculated in accordance with this title. The maximum permissible signage shall be one sign per each entrance to the parking lot, with the maximum size of each sign not exceeding twelve (12) square feet, excluding the temporary and permanent signage otherwise allowed for the primary use on the property and any temporary signage permitted as a component of an adopted parking program.

igns shall be calculated in accordance with this title. The maximum permissible signage shall be one sign per each entrance to the parking lot, with the maximum size of each sign not exceeding twelve (12) square feet, excluding the temporary and permanent signage otherwise allowed for the primary use on the property and any temporary signage permitted as a component of an adopted parking program.

5. Security. For special event parking, security may be required for the duration of the event.

6. Parking Lot Surfacing. The area reserved for parking and all vehicular and pedestrian access ways shall be appropriately surfaced to the satisfaction of the Zoning Administrator.

7. Landscaping. Existing site landscaping and landscape features, such as water features and sculptures, shall be maintained consistent with the requirements of this title.

8. Existing Nonconforming Conditions. For purposes of this Section, physical conditions on the site that are legally nonconforming with respect to current standards of the applicable zoning district shall not be required to be rectified as a condition of permit approval.

H. Loss of Off-Site Parking.

1. Notification to City. The owner or operator of a business that uses an approved off-site parking facility to satisfy the parking requirements shall immediately notify the Director of any change of ownership or use of the property where the spaces are located, or changes in the use that the spaces are intended to serve, or of any termination or default of the agreement between the parties.

2. Effect of Termination of Agreement. Upon notification that the agreement for the required off-site parking has terminated, the Director shall establish a reasonable time in which one of the following shall occur:

• a. Substitute parking is provided that is acceptable to the Director; or

• b. The size or capacity of the use is reduced in proportion to the parking spaces lost.

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Chapter 18.38

Off-Street Parking Regulations and Design Standards

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