Chapter 18.40 — BUILDING SITE AREA AND FRONTAGE EXCEPTIONS

The use of land in the zoning district in which it is located shall be permitted on a building site of less area or frontage than that required by the regulations for such district, providing such is shown as a lot on a subdivision map of record or is a parcel of land which was under one ownership on the effective date of the ordinance codified in this title and provided that in either case the owner of such lot has not owned or purchased any adjoining property since the effective date of the ordinance codified in this title.

(Ord. No. 743, § 3, 3-21-2017)

A.

A building site may have its principal frontage on a public or private street. Land that has its principal frontage on a private street shall be considered a building site only if the land is connected by a private drive serving only one building site and meeting the following standards:

If the private drive exceeds 600 feet in length, the driveway shall be at least 60 feet wide.

2.

If the private drive is more than 75 feet and less than 600 feet in length, it shall be at least 50 feet wide.

3.

If a private drive is more than 75 feet and less than 300 feet in length, it shall have at least 30 feet of paved surface, provided a 12-inch by 18-inch "No Parking at Any Time" sign is installed on each side at the entrance of the drive. The private drive shall also have installed a 24-inch by 24-inch stop sign consistent with city standard designs located on the egress side of the private drive where it enters a public street. The signs shall have a clearance of not less than seven feet to the bottom of the sign.

4.

A private driveway more than 50 feet in length and serving more than two dwelling units shall be not less than 15 feet in width.

(Ord. No. 743, § 3, 3-21-2017)

Chapter 18.42 - PARKING AND LOADING AREAS

These regulations are established to assure that parking facilities are properly designed and located to meet the parking needs of specific uses. Such uses generate vehicular traffic according to their specific characteristics and thus require differing amounts of off-street parking and loading areas. The purpose of these regulations is to ensure properly designed parking areas with adequate numbers of parking spaces in order to reduce traffic congestion, promote business, and enhance safety.

(Ord. No. 743, § 3, 3-21-2017)

Any building and land use generating traffic shall be required to provide and permanently maintain off-street parking and loading facilities in accordance with the provisions of this chapter. Every lot shall have offstreet parking spaces sufficient to provide for the uses of the property, including employee, customer, client, and supplier parking and loading needs created by the use. These parking spaces and loading spaces shall be provided, maintained, developed, and used as required by this article.

(Ord. No. 743, § 3, 3-21-2017)

A.

Off-street parking shall be provided subject to the provisions of this chapter for:

Any new building constructed;

2.

Any addition or enlargement of an existing building and use; and

3.

Any change in the occupancy of any building or the manner in which any use is constructed that would result in additional parking spaces being required.

B.

The required parking spaces or garages shall be located on the same building site or development.

C.

All off-street parking spaces and areas required by this chapter shall be designed and maintained to be fully useable for the duration of the use requiring such areas and spaces.

D.

On-street parking within public or private streets, driveways, or drives shall not be used to satisfy the offstreet parking requirements, except where allowed by this chapter.

E.

Whenever the computation of the number of off-street parking spaces required by this section results in a fractional parking space, one additional parking space shall be required for one-half or more fractional space and any fractional space less than one-half of a parking space shall not be counted.

F.

Temporary use of off-street parking spaces for non-parking purposes is defined in Section 18.73.120, "Temporary Use Permits."

G.

Parking facilities constructed or substantially reconstructed subsequent to the effective date of this chapter, whether or not required, shall conform to the design standards set forth in this chapter.

(Ord. No. 743, § 3, 3-21-2017)

The following standards shall apply to all zoning districts:

A.

Standard Stall Size. Each standard parking space shall consist of a rectangular area not less than nine feet wide by 19 feet long. All parking spaces should have a vertical clearance of not less than eight and one-half

feet.

B.

Compact Stall Size. Stalls designated for use by compact cars may be reduced in size to a minimum of eight feet in width and 16 feet in length.

C.

State Law. All provisions for handicapped spaces shall conform to state law.

D.

Paving. Parking and loading facilities shall be surfaced and maintained with asphaltic, concrete, or other permanent, impervious surfacing material sufficient to prevent mud, dust, loose material, and other nuisances. Alternate porous surface materials will be considered by the development services director and public works director if shown that such material will not cause adverse effects and that it will remain in a usable condition.

E.

Drainage. All parking and loading facilities shall be graded and provided with permanent storm drainage facilities. Surfacing, curbing, and drainage improvements shall be sufficient to preclude free flow of water onto public streets or alleys, and to preclude standing pools of water within the parking facility.

F.

Safety Features. Parking and loading facilities shall meet the following standards:

1.

Safety barriers, protective bumpers or curbing, and directional markers/signage shall be provided to ensure pedestrian/vehicular safety, efficient utilization, protection to landscaping, and to prevent encroachment onto adjoining public or private property.

2.

Visibility of pedestrians, bicyclists, and motorists shall be ensured when entering individual parking spaces, when circulating within a parking facility, and when entering and exiting a parking facility.

3.

Internal circulation patterns, and the location and traffic direction of all access drives, shall be designed and maintained in accordance with accepted principles of traffic engineering and traffic safety.

G.

Lighting. Lights provided to illuminate any parking facility or paved area shall be designed to reflect away from residential uses and motorists. It is the intent to maintain light standards in a low-profile design and to be compatible with the architectural design. Light standards shall not exceed 15 feet in overall height from

the finished grade of the parking facility. No lighting shall create illumination on adjacent properties which exceeds five footcandles.

H.

Noise. Areas used for primary circulation, for frequent idling of vehicle engines, or for loading activities shall be designed and located to minimize impacts on adjoining properties, including provisions for screening or noise attenuation.

I.

Screening. Unenclosed off-street parking areas shall be screened from view from public streets and adjacent more restrictive land uses. Screening may consist of one or any combination of the following methods, upon the approval of the development services director:

1.

Low-profile walls, three and one-half feet in height shall consist of stone, brick, or similar types of decorative solid masonry materials;

2.

Plant materials when used as a screen, shall consist of compact evergreen plants. They shall be of a kind, or used in such a manner, so as to provide screening, have a minimum height of three and one-half feet within 18 months after initial installation;

3.

Berms. Earthen berm at least three and one-half feet above grade;

4.

Combination of the above.

J.

Landscaping. The following basic standards shall be observed:

1.

A minimum of ten percent of the total off-street parking area shall be landscaped. Landscaping shall consist of a minimum of irrigation systems, groundcover (mulch or decomposed granite), and a tree program with the approval of the development services director. Trees shall be a minimum of 15-gallon size tree. The development services director and the chief of police, in considering the landscape plans, shall review for safety and security of pedestrian movement within the parking lot. The area shall be computed by adding the areas used for access drives, aisles, stalls, maneuvering, and landscaping within that portion of the premises that is devoted to vehicular parking and circulation.

2.

Planter required every other row of parking stalls of at least three feet in width.

3.

Such planters to contain approved trees on20-foot centers or as permitted by the standards below.

4.

Each unenclosed parking facility shall provide a perimeter landscaped strip at least five feet wide (inside dimension) where the facility adjoins a side property line, unless specifically waived by the development services director. The perimeter landscaped strip may include any landscaped yard or landscaped area otherwise required, and shall be continuous, except for required access to the site or to the parking facility.

5.

All landscaping shall be protected with curbs, wheel stops, or equivalent barriers.

6.

All landscaping shall be continuously maintained free of weeds, debris, or litter.

7.

Planters shall be separated from maneuvering and parking areas by a six-inch raised curb or equivalent barriers. The innermost two feet of each parking space (between the curb and planter, sidewalk, or bumper) may remain unpaved and planted with low groundcover to expand the planting area and reduce impervious surface area.

8.

Islands of a minimum area of 60 square feet shall be established at an average separation of ten continuous parking stalls. The islands shall be landscaped with groundcovers and at least one 15-gallon tree planted with each. Alternatively landscaped tree wells, of a minimum 25 square feet, may be provided with an average separation of five continuous parking stalls.

K.

Striping. All parking stalls shall be clearly outlined with single lines on the surface of the parking facility or any other permanent space designator (tree, shrubs, etc.), approved by the development services director. In all parking facilities, all aisles, approach lanes, and maneuvering areas shall be clearly marked with directional arrows and lines to expedite traffic movement.

L.

Maneuvering. Parking and maneuvering areas shall be arranged so that any vehicle entering a public rightof-way can do so traveling in a forward direction, except for single-family residential developments.

(Ord. No. 743, § 3, 3-21-2017)

The following design standards shall apply to residential developments:

A.

Covered off-street parking spaces in a garage or carport shall be a minimum of nine feet in width and 19 feet in depth of unobstructed area provided for parking purposes. The required minimum measurements may not include the exterior walls or support of the structure.

B.

Driveways providing access to garages, carports and parking areas serving four or less dwelling units shall be a minimum of 20 feet in width of unobstructed area. Exceptions may be approved by the development services director for individual single-family homes.

C.

Driveways providing access to garages, carports, and open parking spaces serving five or more dwelling units shall be a minimum of 24 feet wide.

D.

Notwithstanding subsections (B)(2) [(B)] and (B)(3) [(C)] of this section, all driveways and access way widths and designs must be approved by the fire department for purposes of emergency accessibility.

E.

No property owner shall sublease, subrent, or otherwise make available to residents of other properties, the off-street parking spaces required by this section.

F.

All required covered off-street parking spaces shall be located conveniently accessible to the dwelling unit served by such parking space.

G.

Residential developments which provide private streets shall be planned, designed, and constructed to meet the minimum engineering and fire department requirements for private streets.

(Ord. No. 743, § 3, 3-21-2017)

The following design standards shall apply to commercial, institutional, and community facility uses:

1.

Those areas designated for use by motorcycles shall consist of a minimum usable area of 54 square feet.

2.

Access driveways on-site shall be a minimum of 24 feet wide unless otherwise approved by the development services director and public works director.

3.

Notwithstanding subsection (2), all driveway and access way widths and designs must be approved by the fire department for purposes of emergency accessibility.

(Ord. No. 743, § 3, 3-21-2017)

The following parking requirements are applicable to all commercial, industrial, and office land uses. These special stalls shall be closest to the facility for which they are designated in order to encourage their use. The following standards, with the exception of the requirement for handicapped spaces, may be modified by the planning commission if the proponent demonstrates that a different standard would result in an equal or better site plan or design:

A.

Motorcycles. Facilities with 25 or more parking spaces should provide at least one designated parking area for use by motorcycles. Areas delineated for use by motorcycles shall meet standards set forth in Section 18.42.060.

B.

Compact Cars. Parking facilities may provide up to 35 percent of its parking for use by compact cars. Spaces delineated for compact car use shall meet standards set forth in Section 18.42.040.

C.

Bicycles. Bicycle parking shall be provided as required by the California building code. All commercial and office areas shall provide adequate locking facilities for bicycle parking at any location convenient to the facility for which they are designated. Whenever possible, weatherproofing or covering should be used.

D.

Universal Access. Spaces for handicapped persons shall be provided at a ratio of one space for each 40 required spaces, or portion thereof, to be located as close to the main entrance of the building as feasible.

(Ord. No. 743, § 3, 3-21-2017)

Drive-through facilities require special consideration as their design can significantly impact the vehicular circulation on a site. The following requirements apply to any use with drive-through facilities:

A.

Each drive-through lane shall be separated from the routes necessary for ingress or egress from the property, or access to any parking space.

B.

Each drive-through lane shall be striped, marked, signed, or otherwise distinctly delineated.

C.

The vehicle stacking capacity of the drive-through facility and pick-up facilities will be determined by the development services director and public works director based on appropriate traffic engineering and planning data. The applicant shall submit to the city a traffic study addressing the following issues:

1.

Nature of the product or service being offered;

2.

Method by which the order is processed;

3.

Time required to serve a typical customer;

4.

Arrival rate of customers;

5.

Peak demand hours;

6.

Anticipated vehicle stacking required.

(Ord. No. 743, § 3, 3-21-2017)

Parking facilities may be used jointly with parking facilities for other uses when operations are not normally conducted during the same hours, or when hours of peak use vary. Requests for the use of shared parking are subject to the approval of the development services director and must meet the following conditions:

A.

The applicant must demonstrate to the director's satisfaction that substantial conflict shall not exist in the principal hours or periods of peak demand for the uses for which the joint use is proposed.

B.

The number of parking stalls which may be credited against the requirements for the structures or uses involved shall not exceed the number of parking stalls reasonably anticipated to be available during differing hours of operation.

C.

Parking facilities designated for joint use should not be located further than 300 feet from any structure or use served.

D.

A written agreement shall be drawn to the satisfaction of the city attorney and executed by all parties concerned assuring the continued availability of the number of stalls designated for joint use.

(Ord. No. 743, § 3, 3-21-2017)

Where the height of the structure is limited by other sections of this title, one additional floor or story may be allowed subject to approval by the planning commission under the following conditions:

A.

At least 75 percent of the ground floor is used for off-street parking, access and maneuvering;

B.

Use of the remaining ground floor area is limited to manager's officers, elevators, service facilities and building access facilities including entrance foyer or lobby;

C.

Ground floor parking shall be screened, insofar as practicable, from surrounding uses and from public view.

(Ord. No. 743, § 3, 3-21-2017)

Table 18.42.02 Parking in the CR, CSF, O, and CMU Zones

Commercial/Retail Use Types

Table 18.42.03 Parking in the APS, P, OS, P/QP Zones

(Ord. No. 743, § 3, 3-21-2017)