Article 4 — STANDARDS OF DEVELOPMENT FOR COMMERCIAL AND INDUSTRIAL PARKING AREAS

At the time a building permit is requested for any new building or structures or at the time a new use of land which would require off street parking is established, a plot plan shall be submitted showing the proposed development of the property, including the layout and development of the parking and loading facility. All parking and loading spaces shall be designated as well as the access aisles and other improvements. The Planning Director may disapprove such plans if he finds they are inconsistent with the requirements of this Section.

The minimum size of each parking space in a parking lot serving commercial uses shall be no less than eight (8) feet six (6) inches in width and nineteen (19) feet in depth. Where employees parking for industrial uses is required by this Section, eight (8) feet by nineteen (19) feet shall be the minimum size required.

The tables and charts entitled "Parking Lot Layout" are hereby incorporated by this reference.

The parking lot or parking areas shall be so designed as to permit vehicular traffic to move into and out of the parking area without the backing of any automobile into or upon a public right-of-way, except that an alley may be used as a turning radius into and out of a parking stall.

a) The entrances and exits to the parking area shall be clearly marked. Interior vehicular circulation by way of access roads shall maintain the following minimum standards; for one-way traffic the minimum width of eleven (11) feet, and for two-way traffic, a minimum width of twenty-four (24) feet.

b) Parking areas having more than one (1) aisle or driveway shall have directional signs or markings provided in each aisle or driveway.

c) Driveways shall be located on the same lot or parcel of land as the parking or loading spaces which they serve or connected by easement for ingress and egress over adjoining property with the approval of the Planning Director.

d) The grade for any driveway or ramp providing access to any off street parking space shall be in conformity with standards set by the City on the basis of the transition distance available between the property line grade and the parking lot pad elevation. In no event shall the algebraic difference in grade between any two (2) adjacent six (6) foot chords in the approach ramp profile exceed twelve (12) percent.

All parking areas shall be striped with double lines (six inches both sides of center) between stalls to facilitate the movement into and out of the parking stalls.

Posts, bumpers or wheel-stops shall be provided where parking areas border sidewalks which are not elevated, public and private property lines, buildings, fences or walls, in such a manner that no vehicle shall overhang or encroach over a property line.

Any lighting used to illuminate off street parking facilities or vehicle sales areas shall be so arranged as to reflect the light away from the adjoining premises in any residential zone or residential use.

All off street parking areas, vehicle sales areas and any driveway used for access thereto shall be paved. Such paving shall consist of an untreated rock base material four (4) inches thick in sandy soils and six (6) inches thick in clayey soils, and topped with hard, durable plant mix asphaltic paving at least two (2) inches thick. The surface shall be graded and drained so as to dispose of all surface water.

a) The Planning Commission may grant a reduction in the total number of spaces when the joint use of a parking facility has divergent needs in relation to user on the basis of non-use by one (1) user during a period of use by another during nighttime in relation to daytime hours, or weekdays in relation to Saturdays or Sundays,

b) Notwithstanding the provisions of Section 93.4.10.(a), there may be a reduction in the number of spaces required when the joint use of a parking facility shall include the use of parking for a church or an auditorium incidental to a public or parochial school and a use considered to be primarily a daytime use.

The Planning Commission shall require for the above joint uses that:

a) The buildings and uses shall be within one hundred fifty (150) feet of the nearest point by walking distance within a parking facility to said building or use;

b) The applicant shall show there is no conflict in the principal operating hours of the buildings or uses for which the joint parking facilities are proposed; and

c) The parties concerned in the joint use of off street parking facilities shall evidence an agreement for such joint use by a proper legal instrument approved by the City Attorney as to form and content. Such instrument when approved as conforming to the provisions of this Section shall be recorded in the office of the County Recorder and copies thereof filed with the Building Department and the Planning Department of the City.

The off street parking facilities required by this Article shall be located on the same lot or parcel of land as the use they are intended to serve.

(Amended by O-2864)

Exceptions to Section 93.4.12. may be approved by the Planning Director subject to the following conditions:

a) That all or part of substitute location is within four hundred (400) feet of the principal use for which the parking is being provided, measured in walking distance along the way open to public pedestrian passage.

b) That the substitute lot is in the same possession as the property containing the use it is to serve. Such possession may be by deed or by long term lease approved by the City Attorney as to form and content.

The requirements of Section 93.4.13. shall be suspended if a temporary substitute location or locations within a distance of four hundred (400) feet for all or a part of the parking facilities is assured under an agreement or other instrument approved by the City Attorney as to form and content until such time as a permanent substitute location complying with the provisions of Section 93.4.13. is effected.

When the intensity of use of any building, structure, or premises is increased through the addition of dwelling units, floor area, seating capacity, or other use of measurement specified in this Code, additional required parking and loading facilities for such use shall be provided as required in this Chapter.

Whenever the existing use of a structure or existing use of land is changed to another use for which this Chapter requires the provisions for a greater number of parking spaces than the existing use, parking and loading facilities shall be provided as required by this Chapter.

(Amended by O-1791)

Whenever there is a change in use or a substantial building alteration, a fee of Five Dollars ($5.00), in addition to any other applicable charge, shall be paid to the License Department of the City as reasonable cost for inspection to determine whether an occupancy permit should be granted.

Nothing in this Section shall be deemed to prevent the voluntary establishment of off street parking or loading facilities in excess of those required by this Chapter, provided that all regulations herein governing the location, design and operation of such facilities are adhered to.

No parking space designated toward providing the minimum parking requirements shall be reserved in the name or title of a specific individual. Parking areas or spaces designated toward providing minimum parking requirements may be reserved or designated in the name of an occupant within a building for the joint use of such occupant and the patrons of such occupant or reserved for the exclusive use of employees of such occupant. Such areas shall contain a minimum of ten (10) parking spaces.

(Amended by O-2907; O-3006)

Neither patrons nor employees of an occupant of a building may be restricted from use of any parking space designated to meet minimum parking requirements unless the occupant of the said building, or the owner or operator of the parking lot has obtained a Conditional Use Permit pursuant to the provisions of Chapter 5 of this Division.

The required off street parking and loading facilities may be provided collectively for two (2) or more buildings or two (2) or more uses in the same building provided that the total number of parking spaces shall be not less than the sum of the requirements for each of the individual uses and provided all other requirements of this Chapter are met.

If at any time after an employee signs a statement pursuant to Section 93.4.20. the employee, when present within the building during his hours of employment, is parked in a substitute location outside the designated area contrary to the contents of the written statement, such employee shall be guilty of a misdemeanor punishable by fine of not less than Two Hundred Dollars ($200.00) or imprisonment in the County jail for not less than six (6) months, or both such fine and imprisonment.

The required off street parking and loading facilities shall be a continuing obligation of the property owner so long as the use requiring vehicle parking or vehicle loading facilities continue. It shall be unlawful for an owner of any building or use to discontinue or dispense with the required vehicle parking or loading area which meet the requirements of this Chapter.

(Amended by O-1767; O-1790; O-2864; O-3893)

Deviations from parking lot design requirements may be permitted only in the following manner:

a) The applicant or proponent must file detailed plans of the proposed parking area with the Planning Director.

b) The Planning Director shall within a reasonable time review the plans and approve or disapprove said plans.

c) Deviations shall be allowed only in the following instances:

1. When reduced space size for small automobiles is proposed in parking areas containing at least ten (10) parking spaces; provided, that such compact spaces shall be no less than seven (7) feet six (6) inches in width and fifteen (15) feet in length and that such spaces may not comprise more than twenty percent (20%) of the required parking.

2. When there is attendant parking and either reduced size, tandem parking or both are proposed.

3. When, in the opinion of the Planning Director, the use of a substandard type of pavement and base material or landscaping, or thickness of pavement or base material would be satisfactory for a parking lot that is clearly to be of short term, temporary nature and which the Planning Director finds will, within a period of five (5) years be replaced with other development.

d) Any modification of the proposed plan or failure to supply attendant parking as provided in subsection c-2) of this Section shall terminate any permission granted under this Section.

Areas may be exempt from the parking requirements as otherwise set up in this Chapter provided:

a) Such an area shall be accurately defined and approved by the Planning Commission and the City Council;

b) Such an area shall be within a vehicle parking district before being eligible for exemption from parking requirements;

c) No such an area shall be established and exempt from the parking requirements of this Section unless sixty (60) percent or more of all lots of record comprising said area are devoted to uses first permitted in a "C" or "M" zone;

d) No exemption shall apply in other than the "C" or "M" zones; and

e) Before such defined district shall be exempt as provided in this Section, active proceedings under any applicable legislative authority shall be instituted to assure that the exempt area shall be provided with comprehensive parking facilities which will reasonably serve the entire district.

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