Chapter 16.506 — LIGHTING AND GLARE

The purpose of this chapter is to control outdoor lighting in order to maintain adequate visibility and safety, conserve energy, and protect against direct glare and excessive lighting.

The standards of this chapter apply to all new development and to exterior alterations and additions to existing development that involve replacement of light fixtures or systems. The total outdoor light output shall not exceed that allowed on the site for individual lighting zoning districts, except as provided in the Section 16.506.02, Exemptions, below.

A.

Lighting by Zoning Districts. The maximum outdoor light output level for a site shall not exceed the lighting level allowed for the zoning district in which the site is located as follows:

1.

Areas of high ambient lighting levels. These areas include the DMX, CC, RC, IL, and IG, and Zoning Districts.

2.

Areas of medium ambient lighting levels. These areas include the RMD, RHD, NMX, NC, WC, WMX, O, M, PS Zoning Districts.

3.

Areas of low ambient lighting levels. These areas include the RR, RLD, PROS, and RCN Zoning Districts.

B.

Classes of Lighting.

1.

Class 1 Lighting. All outdoor lighting used for, but not limited to, outdoor sales or eating areas, assembly or repair areas, advertising and other signs, recreational facilities and other similar applications where color

rendition is important to preserve the effectiveness of the activity. Designation of lighting as Class 1 requires a finding by the director of the essential nature of color rendition for the application. Recognized Class 1 uses are: outdoor eating and retail food or beverage service areas; outdoor maintenance areas; display lots; assembly areas such as concert or theater amphitheaters.

2.

Class 2 Lighting. All outdoor lighting used for, but not limited to, illumination for walkways, roadways, equipment yards, parking lots and outdoor security where general illumination for safety or security of the grounds is the primary concern.

3.

Class 3 Lighting. Any outdoor lighting used for decorative effects including, but not limited to, architectural illumination, flag and monument lighting, and illumination of trees, bushes, etc.

A.

General Exemptions. The following lighting is exempt from the provisions of this chapter.

1.

Emergency Lighting. Temporary emergency lighting needed by police, fire, and other emergency services.

2.

Holiday Lights. Holiday lighting from October 30th to February 1st, provided that no individual lamp exceeds ten watts and seventy lumens. Flashing holiday lights are prohibited on commercial properties.

3.

Nonconformance. All other outdoor light fixtures lawfully installed prior to and operable on the effective date of this chapter are exempt from all requirements of this chapter. There shall be no change in use or lamp type, or any replacement (except for same-type and same-output lamp replacement) or structural alteration made, without conforming to all applicable requirements of this chapter. Further, if the property is abandoned, or if there is a change in use of the property, the provisions of this chapter will apply when the abandonment ceases or the new use commences.

B.

Other Exemptions.

1.

Swimming Pool and Fountain Lighting. Underwater lighting used for the illumination of swimming pools and fountains is exempt from the lamp type and shielding standards, though it shall conform to all other provisions of the Zoning Code.

2.

Solar-powered Lighting. Solar-powered lights of five watts or less per fixture used in residential landscaping applications and to illuminate walkways are exempt from applicable lamp type and shielding standards and are excluded from the total lumen calculations for the site.

3.

Temporary Exemptions. Any individual may submit a written request to the director for a temporary exemption from the requirements of this chapter. If approved, such exemption will be valid for up to thirty days and is renewable at the discretion of the director. The request for a temporary exemption shall describe:

a.

Specific exemptions requested;

b.

Type and use of exterior light involved;

c.

Duration of time for requested exemption;

d.

Type of lamp and calculated lumens;

e.

Total wattage of lamp or lamps;

f.

Proposed location of exterior light;

g.

Previous temporary exemptions, if any; and

h.

Physical size of exterior light and type of shielding provided.

The following are prohibited:

A.

Searchlights. The operation of searchlights for advertising purposes.

B.

Laser Source Light. The use of laser source light or any similar high intensity light for outdoor advertising or entertainment, when projected above the horizontal, is prohibited.

C.

Advertising Sign or Landscape Illumination. The unshielded outdoor illumination of any outdoor advertising sign or landscaping. However, low voltage accent landscape lighting is allowed.

D.

Mercury Vapor. The installation of new mercury vapor fixtures. Existing mercury vapor fixtures shall be removed and replaced with compliant lighting fixtures wherever substantial alterations and additions are undertaken, exclusive of ordinary maintenance and repair.

E.

Other Light Types. Blinking, flashing, revolving, flickering, changing intensity of illumination, and changing color lights. This prohibition does not apply to holiday lights or digital displays that are regulated by Chapter 16.509, Signs.

A.

All outdoor lighting on private property includes light fixtures attached to buildings, structures, poles, or self-supporting structures. Exterior lighting may be found on parking lots, walkways, building entrances, outdoor sales areas, landscaping, recreational fields, and building faces.

B.

Lighting shall be designed, located, and installed to be directed downward or toward structures, be shielded or fully shielded, and shall be well-maintained in order to prevent glare, light trespass (unwanted light on adjacent lots and public rights-of-way), and light pollution to the maximum extent feasible. No permanently installed lighting shall blink, flash, or be of unusually high intensity or brightness, as determined by the director.

C.

Maximum Height. Outdoor light standards shall not exceed the following maximum heights:

1.

Residential Zoning Districts: seventeen feet

2.

Non-Residential Zoning Districts (excluding Industrial Zoning Districts: twenty feet

Industrial Zoning Districts: twenty-five feet

4.

Non-Residential within twenty feet of a residential zoning district or use: seventeen feet.

D.

Timing. All outdoor lighting in non-residential zoning districts shall be turned off during daylight hours and during any hours when the building is not in use and the lighting is not required for security. Time clocks or photo-sensor systems may be required as a condition of approval of a discretionary permit.

E.

Energy Efficiency. Outdoor lighting shall use energy-efficient fixtures/lamps. Examples of energy efficient fixtures/lamps include high pressure sodium, hard-wired compact florescent, or other lighting technology that is of equal or greater energy efficiency.

F.

For safety and security, during business hours, all areas having frequent vehicular and pedestrian traffic shall be equipped with a lighting device providing a minimum one-foot candle of light at ground level during the hours of darkness.

G.

Design of Fixtures. Fixtures shall be appropriate to the style and scale of the architecture and be shielded as required by Paragraph (I) below. The top of the fixture shall not exceed the height of the parapet or roof or eave of roof.

H.

Entrances in Multi-Unit Residential Development. All entrances to multi-unit residential buildings containing more than four units shall be lighted with low intensity fixtures to ensure the safety of persons and the security of the building.

I.

Shielding. Lighting fixtures shall be shielded or recessed to reduce light bleed to adjoining properties, by:

1.

Ensuring that the light source (e.g., bulb, etc.) is not visible from off the site; and

2.

Confining glare and reflections within the boundaries of the site to the maximum extent feasible.

3.

Each light fixture shall be directed downward and away from adjoining properties and public rights-of-way, so that no on-site light fixture directly illuminates an area off the site.

4.

Lighting on private property shall not produce an illumination level greater than one foot-candle on any property within a residential zoning district except on the site of the light source.

5.

All nonexempt outdoor lighting fixtures shall be shielded to meet standards in Table 16.50-A.

J.

Total Outdoor Light Output Standards. Total non-exempt outdoor light output shall not exceed the limits in Table 16.506-B. Lighting used for external illumination of signs is counted, while lighting used for internal illumination of signs is not counted.

TABLE 16.506-A: LAMP TYPE AND SHIELDING STANDARDS

TABLE 16.506-B: MAXIMUM TOTAL OUTDOOR LIGHT OUTPUT STANDARDS

1.

Outdoor light fixtures installed on poles (such as parking lot luminaries) and light fixtures installed on the sides of buildings or other structures, when not shielded from above by the structure itself are to be included in the total outdoor light output by simply adding the initial lumen outputs of the lamps.

2.

Outdoor light fixtures installed under canopies, buildings (including parking garage decks), overhangs or roof eaves where all parts of the lamp or luminaire are located at least five feet but less than ten feet from the nearest edge of the canopy or overhang are to be included in the total outdoor light output as though they produced only one-quarter (0.25) of the lamp's rated initial lumen output.

3.

Outdoor light fixtures installed under canopies, buildings (including parking garage decks), overhangs, or roof eaves where all parts of the lamp or luminaire are located at least ten feet but less than thirty feet from the nearest edge of the canopy or overhang are to be included in the total outdoor light output as though they produced only one-tenth (0.10) of the lamp's rated initial lumen output.

4.

Outdoor light fixtures installed under canopies, buildings (including parking garage decks), overhangs, or roof eaves where all parts of the lamp or luminaire are located thirty or more feet from the nearest edge of the canopy or overhang are not to be included in the total outdoor light output.

K.

Maintenance. Fixtures and lighting shall be maintained in good working order and in a manner that serves the original design intent.

1.

Burnt out and broken light bulbs shall be replaced.

2.

Lighting fixtures shall be periodically cleaned and refinished or repainted so as to be free of graffiti and rust, with surfaces free of chipping and peeling.

A.

Outdoor Recreational Facilities. Light fixtures in outdoor recreational facilities such as ball fields, and other outdoor nighttime facilities may exceed the illumination standards and height limits applicable to the zoning district in which the facility is located subject to the following:

1.

Zoning Compliance Review Required. All lighting for outdoor recreations facilities shall require a zoning compliance review, subject to Chapter 16.603, Zoning Compliance Review to ensure compliance with the requirements of this chapter.

2.

Exception to Lumen Limits. Lighting for outdoor athletic fields, courts or tracks shall be considered Class 1 (Color Rendition) and shall be exempt from the lumens per acre limits of Section 16.506.04, General Requirements.

3.

Shielding. Fully shielded lighting is required for all fields, unless another type of luminaire will not cause light trespass in adjacent residential neighborhoods.

4.

Illuminance. All lighting installations shall be designed to achieve no greater than the minimal illuminance levels for the activity as recommended by the Illuminating Engineering Society of North America (IESNA), with adjustments allowed, as appropriate, for the level of play, the most light-demanding sport in a multisport venue, and the maximum number of attendees.

5.

Off-Site Spill. The installation shall also limit off-site spill (off the site containing the sports facility) to the maximum extent possible consistent with the illumination constraints of the design.

Certification. Every such lighting system design and installation shall be certified by a registered engineer as conforming to all applicable restrictions of this chapter.

B.

Exterior Display/Sales Areas. Lighting levels on exterior display/sales areas shall be adequate to facilitate the activities taking place in such locations and cannot be used to attract attention to the business.

1.

Display Lots. Lighting for display lots shall be considered Class 1 (Color Rendition) and shall be exempt from the lumens per acre limits of Section 16.506.04, General Requirements.

2.

Shielding. All display lot lighting shall utilize fully shielded luminaries that are installed in a fashion that maintains the fully shielded characteristics.

3.

Illuminance. The display lot shall be designed to achieve no greater than the minimal illuminance levels for the activity as recommended by the Illuminating Engineering Society of North America (IESNA).

4.

Off-Site Spill. The display lot shall limit off-site spill (off the parcel containing the display lot) to a maximum of five lux (0.5 fc) at any location on any non-residential property as measurable from any orientation of the measuring device. No off-site spill is allowed on any residential property.

5.

Curfew. Display lot lighting exceeding the lumens per acre cap shall be turned off or within thirty minutes after closing of the business. Lighting in the display lot after this time shall be considered Class 2 lighting and shall conform to all restrictions of this chapter applicable for this Class, including the lumens per acre caps.

Chapter 16.507 - NATURAL HAZARD REDUCTION

The purpose of this chapter is to implement general plan policies and comply with applicable state requirements to protect public safety by identifying natural hazards and reducing their risk. More specifically, these regulations are intended to address the risks posed by wildfires, flooding, geotechnical hazards and seismic events, and projected sea level rise by:

A.

Maintaining up-to-date information identifying areas with high risk from wildfires, floods, earthquakes, and inundation from sea-level rise;

B.

Requiring development in areas at risk from natural hazards to consider the impacts of their proposal and incorporate measures that will reduce threats to public safety;

C.

Referring proposed plans and projects in risk areas to state and local environmental management agencies for review and comment.

The following requirements apply to all development in areas that General Plan Map NBE-4 identifies as moderate or high wildfire risk areas:

A.

Applications for development in moderate or high wildfire risk areas shall be submitted to the fire prevention department for review and recommendation of mitigation measures including specification of building and roof materials, firebreaks, fire resistant landscape materials, access roads to open as, internal fire protection systems and adequate water supply.

B.

All areas within one hundred feet of combustible structures in the moderate and high wildfire risk areas shall be kept clear of flammable vegetation.

All development proposed in areas identified by the Federal Insurance Administration's "Flood Insurance Study for the city of Vallejo" shall comply with the following requirements:

A.

The director shall refer applications to the Vallejo Flood and Wastewater District (VFWW) for review and comment and require applicants to revise projects as necessary in response to VFWW recommendations;

B.

Applicants proposing development, grading, and land modification activities that may adversely affect the local drainage system or create erosion may be required to submit engineering reports, subject to peer review at the applicants expense, recommending measures that should be incorporated to mitigate such impacts;

C.

New and modified structures in the one hundred-year floodplain are required to comply with the city's flood management regulations including elevating building pads above flooding levels and other flood-proofing measures.

D.

The construction of permanent structures in designated floodways is prohibited.

E.

Development in areas identified as vulnerable to a projected fifty-five-inch sea level rise by 2100 in General Plan Map NBE-6 or the city's adopted climate action plan, whichever is more restrictive is subject to environmental review for the purpose of assessing potential impacts of inundation and identifying measures to mitigate such effects.

All development proposed in areas the city has designated as geotechnical hazard risk zoning districts B, C, and D on the Geotechnical Land Use Capability Map, Plate 2, Seismic Safety Element shall comply with the requirements of this chapter.

A.

Use Restrictions. The use of land within areas identified as geotechnical hazard risk zones shall comply with the requirements of Table 16.507-A.

TABLE 16.507-A: USE RESTRICTIONS BY HAZARD RISK ZONE

Geologic Report Required. All applications to develop land for uses identified as being permitted but subject to geotechnical hazards shall include a soil and geologic report prepared by a registered soil engineer and registered geologist certified in engineering geology to assess geologic hazards, subject to a peer review at the applicant's expense.

a.

The soils and geologic report shall be directed to determining the presence or absence of an active known fault on the development site and to determining appropriate structural design recommendations. Subsurface exploration may be required if a lack of distinguishable fault features in the vicinity prevents the geologist from determining by a site examination, review of available aerial photographs, or by other means that the fault trace does or does not underlie or exist within fifty feet of any structures proposed for the development site.

b.

A more detailed and extensive investigation and report by the geologist may be required (as evidence to the absence of a known active fault trace) for applications proposing development of Group A, E, I, H, and R-1 occupancies, and B occupancies as set forth in the Uniform Building Code) over one story in height.

c.

The geologic report may be waived, with the approval of the state geologist, if the city determines that no active known fault exists on the development site or, in the case of applications for development containing a maximum of two dwelling units, that sufficient information regarding the site is available from previous reports filed concerning the same development area.

2.

Review of Geologic Report. If the geologic report indicates that the proposed use is not subject to geotechnical hazards, the use may not be denied based on geologic findings, but subject to any special conditions, noted in the report. These conditions shall be attached to the application and be applicable to the proposed use. If the geologic report indicates that geotechnical problems may exist for the proposed use, the applicant shall be required to obtain a major use permit as prescribed in Chapter 16.606, Minor and Major Use Permits; except that when identified problems are so severe, the proposed use may be prohibited.

3.

Construction Limitations. As per the provisions of the Alquist-Priolo Act, no building or structure to be used for human occupancy may be constructed over or within fifty feet of the trace of a known active fault. For the purpose of these regulations, a building or structure to be used for human occupancy is one that is regularly, habitually, or primarily occupied by humans. Buildings and structures shall be designed to resist the earthquake forces prescribed by the Uniform Building Code and to incorporate the design recommendations contained in the soils and geologic report required.

B.

Independent Evaluation Requirement. In addition to the requirements of this section, the city shall require an independent evaluation of any of the soils and geologic reports submitted by the applicant for certain uses to be located in risk zone D as described in this section. The city may establish a fee to cover the costs of the required evaluation.

The provisions of this chapter shall not apply to:

A.

Buildings and structures not intended to be used for human occupancy;

B.

Alterations or repairs to an existing structure provided that the aggregated value of the work performed does not adversely affect the structural integrity of the existing structure as required by the Building Code;

C.

A single-unit wood frame dwelling not exceeding two stories in height, which is built or located as part of a development of less than four such dwellings;

D.

Mobile homes as part of a mobile home park; and

E.

Decorative walls, fences, and minor work of a similar nature.

Chapter 16.508 - OFF-STREET PARKING AND LOADING

The purposes of the off-street parking and loading regulations are to:

A.

Establish standards for off-street parking and loading facilities that will ensure efficiency, and to meet the urban design objectives of the general plan;

B.

Ensure that off-street parking and loading facilities are provided for new uses, major alterations and additions to existing uses proportional to the need for such parking created by each use to support growth and change of new uses;

C.

Offer flexible means of minimizing the amount of land area and impervious surfaces devoted to parking of automobiles by allowing reductions in the number of required parking spaces in transit accessible areas, areas with a diverse mix of land uses with off-setting periods of peak parking demand, for shared parking facilities, and for other situations expected to have lower vehicle parking demand;

D.

Address the needs of pedestrians by promoting parking lot designs that offer safe, attractive, well-shaded, and direct pedestrian routes.

E.

Support bicycling and address the circulation, access, and security needs of people traveling by bicycle;

F.

Recognize and incentivize development with flexible means of parking through trip reduction strategies;

G.

Establish standards for off-street parking and loading facilities that will ensure efficiency, meet urban design objectives of the general plan; Protect the public safety, reduce urban runoff and heat island effects, and, where appropriate, insulate surrounding land uses from adverse impacts;

H.

In mixed-use and multi-family projects, require parking facilities to be designed to:

1.

Minimize the visibility of parking from streets and dwellings and give prominence to private open space and outdoor living areas within projects;

2.

Minimize and conceal negative aspects (e.g., large areas of paving, long expansive walls, and visibility of ventilation grilles and garage doors); and

3.

Facilitate easy access between parking lots and individual dwelling units and non-residential spaces. Unless otherwise specified, the parking and loading requirements in this chapter shall apply to the following:

I.

New Development. New buildings and new conditionally permitted uses in existing buildings.

J.

Reconstruction, Expansion and Change in Use of Existing Buildings.

1.

Changes in use, expansions of a use, or expansions of floor area that create an increase of more than three required parking spaces or more than ten percent of required spaces, whichever is greater. Increases in floor area or the area occupied by a use that has a greater requirement for parking shall be cumulative.

2.

Existing parking shall be maintained, and additional parking shall be required only for an addition, enlargement, or change in use and not for the entire building or site. If the number of existing parking spaces is greater than the requirements for such use, the number of spaces in excess of the prescribed minimum may be counted toward meeting the parking requirements for the addition, enlargement, or change in use.

3.

When additional parking is required for a change of use shall provide the difference between the required parking ratio for the existing use and the proposed use.

4.

A change in occupancy is not considered a change in use unless the new occupant is in a different use classification (use type) than the former occupant.

K.

Alterations that Increase the Number of Dwelling Units. The creation of additional dwelling units through the alteration of an existing building or construction of an additional structure or structures requires the provision of off-street parking to serve the new dwelling units in compliance with the provisions of this chapter. This requirement does not apply when enough on-site parking exists to provide the number of spaces required for the existing and new dwelling units in compliance with all applicable requirements. Parking for accessory dwelling units shall be subject to the requirements of Chapter 16.303, Accessory Dwelling Units.

L.

Construction Timing. On-site parking facilities required by this chapter shall be constructed or installed prior to the issuance of a certificate of occupancy or business license for the uses that they serve.

M.

Damage or Destruction. When a use that has been involuntarily damaged or destroyed is re-established, off-street parking and loading facilities shall also be re-established or continued in operation in an amount equal to the number maintained at the time of such damage or destruction. It is not necessary, however, to restore or maintain parking or loading facilities in excess of those required by this chapter.

N.

Exceptions.

1.

Neighborhood Retail. Commercial retail uses in multi-tenant buildings having a gross floor area of two thousand-five hundred square feet or less are exempt from the off-street parking and loading requirements of this chapter.

2.

Small Nonresidential Lots. One and two-story nonresidential projects on existing lots that are five thousand square feet or less are exempt from the off-street parking and loading requirements of this chapter.

3.

Downtown and Waterfront Mixed-use Zoning Districts. Ground floor non-residential uses in mixed-use buildings occupying less than five thousand square feet are exempt from the off-street parking and loading requirements of this chapter.

4.

Alternative Access and Parking Plans. If an alternative parking and loading plan is approved pursuant to Section 16.508.14, Alternative Compliance with Parking Requirements, the off-street parking requirements shall be subject to the provisions of that plan.

16.508.02 - General regulations and standards.

A.

No Reduction in Off-Street Parking and Loading Spaces. Off-street parking and loading spaces established as of the effective date of this code shall not be reduced in number during the life of such building or land use which would be required for a new building or use of a similar type under the requirements of this code. All such off-street parking and loading spaces shall remain permanently available and accessible for the parking or loading of vehicles by occupants of the property, except that any surplus spaces may be rented out to non-occupants, or otherwise made publicly accessible with the provision that such spaces shall be vacated on thirty days' notice if they become needed by occupants of the property.

B.

Separate Parking and Loading Spaces. No area may be used and counted as both a required parking space and a required loading space. However, maneuvering aisles and driveways may serve both required parking spaces and loading spaces if they meet the requirements specified in this chapter for both parking and loading facilities.

C.

Future Parking Spaces. A development may bank up to ten percent of required parking spaces by demonstrating availability of on-site development area for such parking and designating future parking including:

Site plan identifying location and number of banked parking spaces;

2.

Measures that will be used to ensure that the banked spaces remain available to meet future needs;

3.

Other provisions the director or the planning commission determines necessary to reserve the banked spaces to meet the development's future need for parking.

4.

The director may require the developer or an authorized representative to submit information on changes in the use of banked spaces in connection with changes in occupancy of the development.

D.

Non-conforming Parking. Existing land uses with off-street parking and loading facilities that do not conform to the requirements of this chapter may be enlarged or expanded, provided that additional parking and loading facilities are added so that the enlarged or expanded portion of the building conforms to the requirements of this chapter.

1.

No existing use or structure shall be deemed to be non-conforming solely because of the lack of off-street parking or loading facilities required by this chapter, provided the facilities being used for off-street parking and loading as of the date of adoption of this chapter shall not be reduced in number to less than that required by this chapter, and the intensity of the proposed use does not increase.

2.

Intensity shall mean an increase by more than fifty percent in building square footage or number of employees.

A.

Requirements Based on Use. The minimum number of parking spaces required, and the maximum number of parking spaces allowed where specified by this code, shall be in accordance with Table 16.508-B. References to spaces per square foot shall be calculated as provided for in Chapter 16.104, Rules for Measurement, on gross floor area unless otherwise specified, and shall include allocations of shared restroom, halls and lobby area, but shall exclude area for vertical circulation, stairs or elevators.

B.

When Use is Undetermined. In cases where the use is undetermined or not identified, the director shall assign the land use or activity to a classification that is substantially similar in character, and the number of

parking and loading spaces required. In order to make this determination, the director may require the submission of survey data from an applicant or collected at an applicant's expense.

C.

Multiple Uses. Whenever a single lot contains more than one use, the overall parking requirements shall be the sum of the requirements for each use calculated separately. The director may permit a reduction in the overall required parking if several different uses will share a joint or common parking facility and the director determines that such uses will have varying time periods of peak demand for the parking based on a parking study prepared by an independent transportation planning or engineering firm and based on the latest edition of the urban land institute's shared parking methodology, a comparable shared parking model, and/or local data sources.

D.

Calculations. All area-based estimated peak period parking demands shall be computed based on gross floor area, excluding parking and loading areas. When the requirement is based on number of seats, every twenty-four inches of pews, benches, or similar facilities shall be counted as one seat. When the requirement is based on the number of students, the number of spaces shall be based on the total occupant load of the structure regardless of the number of students in attendance.

E.

Primary and Accessory Uses. For wholesaling, storage and distribution uses (including but not limited to breweries, distilleries and wineries) which have ancillary activities such as eating and retail areas, the parking requirement shall be based on the maximum peak use parking demand of either the primary or accessory use. If the peak period of the primary and accessory uses coincides, the parking requirement shall be based on combined demand, or as approved by the director.

F.

Parking for Disabled Persons. Parking spaces intended for the exclusive use of disabled person permitted vehicles and provision of access for disabled persons shall be provided as required by the California Building Code, Division 11, Site Accessibility. Such spaces shall be counted towards the parking requirements of this chapter.

Except as otherwise provided in this chapter, no less than the minimum number of parking spaces, as specified in this section, shall be provided for each use or site. The minimum number of parking spaces required shall be as follows:

A.

Downtown Mixed-Use Zoning District. Buildings and building additions constructed prior to adoption of the Downtown Specific Plan (September 2005) are exempt from the requirements of this chapter. All other construction and uses in the downtown shall provide parking in compliance with Table 16.508-A: Parking Requirements in Downtown Specific Plan Districts.

B.

Waterfront Mixed-Use Zoning District. Parking shall be provided in compliance with Table 16.508-B unless otherwise provided in the waterfront planned development master plan.

C.

All Other Zoning Districts. Parking shall be provided parking by the minimum provision of the parking requirements noted in Table 16.508-B unless a reduction is approved pursuant to Section 16.508.14, Alternative Compliance with Parking Requirements. Additional parking standards may be required based on land use.

D.

Parking Spaces Below the Minimum or Above the Maximum. Parking spaces less than the required minimum may be provided upon the granting of a minor use permit, pursuant to Chapter 16.606, Minor and Major Use Permits. To grant a minor use permit to provide less than the minimum number of parking spaces required by this chapter, including elimination of all parking spaces, the following findings shall be made in addition to the findings otherwise required for such permit:

a.

That adequate measures will be put in place to reduce parking demand, such as transportation demand strategies including but not limited to promoting use of public transit, bicycling, and walking, and allowing modified working hours and telecommuting; and,

b.

That the reduction or elimination of the required parking spaces will not substantially reduce the availability of on-street parking for the occupants of nearby commercial and/or residential buildings.

TABLE 16.508-B: OFF STREET PARKING REQUIREMENTS

A.

Reuse of Historically Significant Structures. Projects that convert a historically significant structure designated by the city council that has a legal non-conforming parking deficiency to a different use shall receive a credit equal to the number of required automobile parking spaces unmet by the previous use.

B.

Motorcycle Parking. There shall be a credit of one automobile parking space for every four motorcycle parking spaces provided, not to exceed five percent of the total number of automobile parking spaces

required. Motorcycle parking spaces shall be no less than four feet wide by eight feet long with an aisle width of no less than ten feet and shall be clearly marked.

Shared Parking, shall be permitted in all non-residential zoning districts subject to approval of a minor use permit and compliance with the following requirements:

A.

Calculation of Parking Requirement for Shared Parking. Within a shared parking environment, peak period parking demand shall be calculated by estimating the parking demand for all uses at the combined peak period of demand for the site. The estimated parking demand for each use shall be calculated for each hour of a twenty-four-hour period, based on the percent of peak demand for each hour. The hourly demand for all uses shall be totaled for each hour, and the greatest resulting hourly demand shall be the required number of parking spaces. This required number may be reduced or increased.

B.

Maximum Reduction Allowed. The maximum allowable reduction in the number of spaces to be provided shall not exceed twenty-five percent of the sum of the number required for each use served and not reduce the total number of spaces to less than one space for every five hundred square feet of floor area in a commercial mixed-use development.

C.

Procedures.

1.

An application for shared parking shall include data substantiating a request for reduced parking requirements. The data shall include substantial evidence of the demand and usage of the parking facility for all uses utilizing the parking facility.

2.

An application for shared parking shall describe the limits of any area subject to reduced parking requirements and the reduction applicable to each use.

3.

The data shall be submitted to staff for review, along with a recorded agreement between the property owners. The hourly demand for each use shall be based on the most recent edition of Parking Generation published by the Institute of Transportation Engineers or comparable source.

4.

An applicant may propose to convert an existing parking facility constructed as accessory parking be converted for shared use:

a.

The applicant shall submit to the director, when requested, a parking inventory and occupancy study of offstreet parking and on-street parking in the vicinity of the project, conducted by an independent transportation planning and/or engineering consultant, demonstrating that a certain share of the existing parking spaces on the owner's property are infrequently utilized.

b.

Based on this study, the director may authorize the property owner to dedicate the underutilized portion of the owner's off-street parking to other, non-accessory uses, including leasing such spaces to other individuals, or to other property owners or developers of projects within a one-quarter half mile walking radius distance of the facility to provide some or all of their required off-street parking obligations.

5.

The director, or planning commission on appeal, may approve a minor use permit, as provide in Chapter 16.606, Minor and Major Use Permit for shared parking, in whole or in part, with or without conditions, only when all the following findings are made in an affirmative manner:

a.

That the operation of the requested shared parking permit at the location proposed and within the time period specified will not adversely impact the primary use of the parking facility for its intended on-site users, or otherwise endanger the public health, safety, or general welfare;

b.

That the parking spaces needed for the primary on-site uses will be available during the hours needed for their use;

c.

That the minor use permit for shared parking sets forth the maximum number of shared parking spaces that are being approved for use by off-site users that will be available during peak and off-peak parking demand periods so as to ensure that a sufficient number of spaces will be provided to meet the greater parking demand of the anticipated users; and

d.

The off-site shared parking will not use property required to accommodate parking for a proposed new development on that property.

6.

The director may impose additional requirements, restrictions or agreements deemed necessary to ensure that parking spaces needed for the primary on-site uses will be available during the hours needed for their use.

The director shall prepare a written decision which shall contain the findings of fact upon which such decision is based and all required conditions, if approved. The decision shall be mailed to the applicant and to property owners and residents of property in compliance with the requirements of Section 16.602.08, Noticing. Copies of the decision shall also be provided to the planning commission.

D.

Monitoring. The permit holder shall grant city staff access to the parking facility for the purpose of verifying parking availability prior to issuing the permit as well as to allow random monitoring after the permit is issued. The applicant shall submit an annual report to the director that includes a copy of current lease agreements for the parking facility that is shared and shall submit data substantiating an ongoing request for reduced parking requirements.

The standards in this chapter apply to all off-street parking areas except those used exclusively for tandem or valet parking. All required parking spaces and associated maneuvering aisles, driveways, and other related features shall be designed and arranged to provide motor vehicles with adequate ingress to and egress from all required parking spaces, and to provide pedestrians with adequate access to parked vehicles.

A.

Location of Parking. All vehicles are prohibited from parking on any unpaved area or on any unapproved parking pad. Required parking spaces shall be located on the same lot as the use to be served, except as provided for by approved off-site parking (C.1, below).

B.

Residential Parking.

1.

Garages/Carports/Uncovered Residential Parking. Required off-street parking located in the front half of a lot or within twenty-five feet of the side street on a corner lot shall be covered with carport, garage or roofed structure except as allowed below:

a.

One uncovered parking space may be provided in the required front yard on a paved pad for an accessory dwelling unit; and

b.

Uncovered off-street parking may be in the rear half of the lot when more than twenty-five feet from a side street.

Bus and Large Truck Parking Prohibited in Residential Zoning Districts. No commercial or industrial bus, motor truck, trailer coach, or truck tractor and has a manufacturer's rated capacity in excess of threequarter ton shall be parked in any residential zoning district at any time, except on a public street, alley or parkway as permitted by Title 8, Vehicles and Traffic, of the Vallejo Municipal Code.

3.

Parking in Residential Driveway of Recreational Vehicles. Operable recreational vehicles that are currently registered with the state department of motor vehicles, including campers, boats, trailers, etc. may only be parked on a residential driveway in compliance with the requirements of Section 16.508.11 Recreational Vehicle Parking.

C.

Nonresidential parking.

1.

Off-street parking spaces for nonresidential uses shall be located on the same site or within a distance not to exceed one-half mile from the nearest lot line of the subject property. The applicant shall be required to provide evidence and deed restrict the off-site parking for the duration of the use

2.

Surface parking shall be paved and set back from local streets at least ten feet and from collector and arterials fifteen feet. Setbacks may be reduced to five feet when combined with an approved landscaped area.

D.

Surface Parking Lots. Surface parking lots are subject to the following restrictions and standards. The area of a surface parking lot shall include all features within the lot's outer edges, including all parking spaces, maneuvering aisles, access driveways, and perimeter and interior landscaping, walkways, and other features.

1.

Large Parking Lots. If on-site parking for more than seventy-five spaces is needed, such parking facilities shall be designed to have landscaping or design features so as not to be highly visible from public rightsof-way, or be provided within buildings or parking structures or in separate lots that are each less than two acres in size, or shall be otherwise covered by a structure that serves a non-parking function, such as solar panels, recreational facilities, roof deck, or green roof.

2.

Pedestrian Walkways. Parking lots containing fifty or more spaces shall have walkways separated from motor vehicle maneuvering aisles and driveways connecting the principal building or buildings served by the lot to the farthest point of the lot from the main pedestrian entrance of such building or buildings.

a.

Materials and Width. Walkways shall provide a minimum of four feet of unobstructed width and be hard surfaced with materials and colors delineating from principal parking lot.

b.

Identification. Walkways shall be clearly differentiated from driveways, parking aisles, and parking and loading spaces using elevation changes, or curb separation, or different paving material, or similar method or a combination thereof.

c.

Separation. Where a Walkway is parallel and adjacent to an auto travel lane, it shall be raised and separated from the travel lane by a raised curb at least six inches high, bollards, or another physical barrier.

3.

Landscaping. Parking lots shall be landscaped in compliance with the requirements of Section 16.504.04, Landscaping and Screening of Parking Areas.

E.

Parking Layout and Dimensions. The layout and dimensions of off-street parking facilities shall be as set forth in Figure 16.508-A and Table 16.508-C, as further provided below.

1.

Regulatory and Calculated Dimensions. Stall width, stall length, and aisle width, as shown in Table 16.508C, are regulatory. Other dimensions shown in Table 16.508-C are calculated from these required dimensions and are provided for reference.

2.

Stall Width and Length. The required minimum stall width and length for various parking angles is set forth in Table 16.508-C. Compact spaces with an eight-foot width and sixteen-foot length are permitted for up to 25 percent of the required spaces.

a.

Width. For parking angles of more than thirty degrees the required minimum stall width is eight feet six inches. For parking angles of thirty degrees or less, the required minimum stall width is eight feet.

b.

Length. For all parking angles other than parallel parking, the required minimum stall length is eighteen feet. For parallel parking, the required minimum stall length is twenty feet.

3.

Two-Way Modules. Table 16.508-C provides the dimensions for parking modules with one-way traffic. For parking modules with two-way traffic, add the difference in width between a two-way aisle and a one-way aisle. For example, for a two-way module with a parking angle of forty-five-degrees, add eight feet, which is the difference between a two-way aisle (twenty feet) and a one-way aisle (twelve feet).

4.

Overhang. Parking stall lengths, except for parallel spaces, may be reduced by two feet where the parking stall is designed to abut a landscaped area a minimum of five feet wide, such that the front of the vehicle can overhang the landscaped area.

5.

Spaces Abutting Walls or Posts. For each side of a parking space abutting a wall or post, an additional foot of width shall be required. As an alternative the space shall be restricted to parking for compact cars if the maximum number of compact spaces does not exceed the maximum of twenty-five percent allowed by Subsection (E.2).

TABLE 16.508-C: PARKING DIMENSIONS

G.

Driveways and Access.

1.

Driveway Width.

a.

Parking facilities containing fewer than fifteen required parking spaces shall have only a single driveway of no less than nine feet and no more than ten feet in width.

b.

Parking facilities containing fifteen or more required parking spaces may have one lane driveways of no less than nine feet and no more than ten feet in width, and two-lane driveways of no less than eighteen feet and no more than twenty feet in width.

2.

Vehicle Flow.

a.

All parking areas shall be designed so that a vehicle leaving the parking area will enter the public right-ofway traveling in a forward direction, except for those serving four or fewer residential units.

b.

Parking areas shall be designed so that a vehicle will not have to enter a public right-of-way to move from one location to another within the parking area.

H.

Surface Materials. All outdoor parking spaces, driveways, and maneuvering areas shall be designed, built and permanently maintained to avoid dust, mud and standing water and to maximize permeability, where feasible and appropriate. These surfaces may include traditional asphalt and concrete as well as pervious pavements, sand-set pavers, and supported turf systems. A combination of surfaces may be used; for example, two track driveways of concrete strips with pervious areas between the strips and on the edges.

1.

Cross-grades. Cross-grades shall be designed for slower stormwater flow and to direct stormwater toward landscaping, bio-retention areas, or other water collection/treatment areas.

2.

Landscaping Alternative. Up to two feet of the front of a parking space may be landscaped with ground cover plants instead of paving.

3.

Permeable Paving. Permeable paving, sand-set pavers, supported turf systems, and vegetation shall be used in all overflow parking areas and installed in accordance with manufacturer recommended specifications.

4.

Turf Grids/Grassy Pavers. Turf grids/grassy pavers shall be installed in areas of low traffic or infrequent use, wherever feasible.

5.

Striping and Marking. In all parking facilities with four or more spaces, each parking space shall be clearly striped with paint or similar distinguishable material, except that the director may approve alternate means of marking spaces.

6.

Perimeter Curbing. A six-inch wide and six-inch high concrete curb shall be provided along the outer edge of the parking facility pavement, except where the pavement abuts a fence or wall. Curbs separating landscaped areas from parking areas shall be designed to allow stormwater runoff to pass through.

I.

Separation from On-Site Buildings. Parking areas shall be separated from the front and side exterior walls of on-site buildings by walkways a minimum of four feet in width. Commercial buildings with twenty-five thousand square feet or more of gross floor area shall be separated from on-site parking on all sides by a walkway a minimum of five feet in width, as well as a planter area at least three feet in width. These requirements do not apply to parking areas containing five or fewer spaces.

J.

Heat Island Reduction. A heat island is the increase in ambient temperature that occurs over large paved areas compared to natural landscape. In order to reduce ambient surface temperatures in parking areas, at least fifty percent of the areas not landscaped shall be shaded, of light-colored materials with a solar reflectance index of at least twenty-nine, or a combination of shading and light-colored materials and trees.

1.

Shade may be provided by canopies, shade structures, trees, or other equivalent mechanism. If shade is provided by trees, the amount of required shading is to be reached within fifteen years. To the extent maximizing the shading effect causes the trees to be placed in different locations than would otherwise be required, the placement required by this chapter controls.

2.

Trees shall be selected from a list maintained by the city's public works department.

K.

Vertical Clearance. All covered parking shall have a minimum vertical clearance of seven feet six inches except for spaces in parking lifts; the minimum vertical clearance for disabled parking shall be as required by the Building Code.

L.

Slope. The maximum slope of parking facilities shall be as set forth below, unless the director approves a greater slope based upon the advice of a California-registered civil engineer or other qualified professional.

1.

Parking Spaces. All parking spaces and abutting access aisles shall have a maximum slope of five percent measured in any direction.

2.

Driveways and Ramps. The maximum slope of any driveway or ramp shall be twenty percent. If the slope of such driveway or ramp exceeds ten percent, transitions shall be provided at each end not less than eight feet in length and having a slope equal to one-half the driveway or ramp slope.

M.

Tandem Parking. Required parking may be arranged as tandem spaces; provided, that pairs of spaces in tandem are assigned to the same residential unit or to employees of the same nonresidential establishment, or that a full-time parking attendant supervises the parking arrangements during periods of peak demand for the uses served. The required stall width, stall length, and aisle width shall apply to tandem spaces, except that the stall length shall be doubled for each pair of tandem spaces.

N.

Parking Lifts. Required parking may be provided in parking lifts; provided, that if it is necessary to remove one vehicle from the lift to access another vehicle, the parking shall be subject to the provisions applicable

to tandem parking. Parking lifts allowing each vehicle to be independently accessed have no such restrictions. The dimensional standards for ninety-degree parking shall apply to parking lifts, including the requirement for an aisle width of twenty-four feet. Exterior parking lifts shall be screened from public view.

(Ord. No. 1879 N.C.(2d), § 3(Exh. A), 3-11-2025)

Except for those facilities serving four or fewer residential units, all open parking areas shall be provided with exterior lighting complies with the requirements of Chapter 16.506, Light and Glare and meets the following minimums:

A.

The lighting system shall provide not less than one foot-candle and not more than five foot-candles overall average illumination with a minimum of one-fourth foot-candles on the parking surface.

B.

All lighting shall be on a time clock or photo-sensor system to be turned off during daylight hours and during any hours when the parking area is not in use. This requirement does not apply to security lighting.

C.

All parking area lighting shall meet applicable energy efficiency requirements of Title 12, Buildings and Construction, of the Vallejo Municipal Code.

D.

All lighting shall be designed to confine direct rays to the premises. No light fixture shall emit any direct light above a horizontal plane through the fixture. No spillover beyond the lot line shall be permitted, except onto public thoroughfares.

In parking facilities containing twenty or more spaces serving multi-unit residential, mixed-use, commercial and hotels and motels, at least three percent of parking spaces shall be electric vehicle (EV) charging stations. Such spaces may be counted towards the parking requirements of this Zoning Code.

A.

Size. Electric vehicle charging stations shall be the same size as other spaces, and electric vehicle charging equipment shall not reduce the size of the space.

B.

Signage. Each electrical vehicle charging station shall be clearly marked with a sign reading "Electrical Vehicle Charging Station" and the associated California Vehicle Code restrictions, and only a vehicle that is connected for electric charging shall be allowed to park in the stalls or spaces so designated.

C.

Equipment. Electrical vehicle charging stations shall be equipped with electrical outlets, and may also be equipped with card readers, controls, connector devices and other equipment, as necessary for public use.

A.

The number of stack-up spaces required of drive-in establishments is as follows:

1.

Drive-up bank teller windows or deposit boxes: five spaces;

2.

Drive-in car wash where driver remains in vehicle as it goes through washing machines: two spaces;

3.

Drive-in car wash where vehicle is taken by attendant: six spaces;

4.

Drive-up windows for restaurants and banks, eight spaces per service window; and

5.

All other drive-in establishments: two spaces.

6.

Whenever the director, in reviewing site development plans, determines that under the circumstances of any specific case the required number would be insufficient, the planning commission shall determine the number of spaces to be required.

B.

Stack-up spaces shall be twenty-two feet in length.

C.

Where tandem service windows are proposed, the director may require a minimum of two spaces between windows and the balance upstream of the nearest window to the approach point.

D.

The director also may require a two-lane mono-direction access driveway to be provided into and away from service windows.

E.

A stack-up space is measured from the service area or the order area if an outdoor order area precedes the service area. The service area is where the first point of service occurs, such as a menu board.

A.

Recreational Vehicle Parking in Residential Zoning Districts.

1.

No recreational vehicle, boat or trailer that exceeds 2.5 tons in dry weight, thirty-six feet in length or fourteen feet in height, not including rooftop equipment, shall be parked, stored or loaded in a residential zoning district.

2.

Permitted recreational vehicles may be parked, stored, or loaded on a residential property in a driveway, exterior or interior side yard, or rear yard in compliance with the following requirements:

a.

For the purpose of loading or unloading, not to exceed seventy-two hours;

b.

For the purpose of accommodating visitors who are traveling in the vehicle, not to exceed one week within any consecutive six-month period;

c.

Within the exterior or interior side yard behind a legally constructed opaque fence not less than six feet tall. At the option of the property owner or occupant of the property, lattice not exceeding one foot in height may be affixed to the top of the fence; or

d.

In the rear yard behind a legally constructed opaque fence not less than six feet tall. At the option of the owner or occupant of the property, lattice not exceeding one foot in height may be affixed to the top of the fence;

e.

No more than two recreational vehicles, including boats and other recreational equipment registered to the owner or occupant of the property, may be stored on a parcel of real property, unless otherwise permitted by this Zoning Code.

3.

Recreational vehicles shall not be used as additional living space except as temporary living quarters during construction subject to the approval of a temporary use permit pursuant to Chapter 16.339,

Temporary Uses.

B.

Maintenance Standards for Recreational Vehicles Visible from Public View.

1.

Recreational vehicles visible from public view shall be maintained in proper condition. Recreational vehicles stored or maintained in one or more of the following conditions shall be deemed in violation of the Zoning Code:

a.

Recreational vehicles with damaged or broken windows or doors; damaged or torn screens or shades.

b.

Recreational vehicles that are covered with tarps or other covers, which are deteriorating or torn.

c.

Recreational vehicles with damaged or broken parts, including but not limited to tow bars, mirrors, light shields, bumpers, tanks, ladders, soft top cover for pop ups, luggage compartment doors, air handling units, and luggage racks.

d.

Recreational vehicles with peeling, blistering, rusting, or otherwise deteriorating exterior surfaces.

e.

Recreational vehicles with open awnings, open slide-outs, and open pop-ups.

C.

For sight distance purposes, in the driveway, a recreational vehicle shall be parked on the left side (facing the property) at a minimum distance of five feet from the back of the sidewalk, or if there is no sidewalk, no closer than ten feet from the edge of the pavement. (See Figure 16.508-C)

D.

On the parking pad adjacent to the driveway, a recreational vehicle may not be parked closer than ten feet from the back of the sidewalk or, if there is no sidewalk, fifteen feet from the edge of the pavement. The director may make exceptions to these sight distance standards if he/she determines sight distance requirements are met. (See Figure 16.508-C.)

E.

In no case shall the parking of a recreational vehicle in the driveway block the use of the driveway or access to the garage or carport by other vehicles.

F.

Installation of new secondary driveways or parking pads shall be grass-crete, turf-block, a ribbon driveway, or other similar treatment, and shall not be a standard slab driveway.

G.

Failure of the owner or occupant of the residential property to abide by the maintenance standards set forth in subsection B. of this chapter shall be subject to nuisance abatement procedures.

A.

General Requirements. Short-term publicly accessible bicycle parking for visitors, and long-term secured bicycle parking for building occupants shall be required for multi-unit and nonresidential development as shown in Table 16.508-D.

TABLE 16.508-D: BICYCLE STANDARDS

B.

Location.

1.

Long-Term Bicycle Parking Spaces. Long-Term spaces shall be located with direct access for bicycles without requiring use of stairs. The design shall provide safe and convenient access to and from bicycle parking facilities. In residential buildings, long-term space shall not be provided within dwelling units, on balconies, or in required outdoor living area.

2.

Short-Term Bicycle Parking Spaces. Short-Term spaces shall be located, as feasible, near all main pedestrian entries to the use to which they are accessory.

Other location requirements.

a.

Direct access from the bicycle parking to the public right-of-way shall be provided by means of access ramps, if necessary, and pedestrian access from the bicycle parking area to the building entrance shall also be provided.

b.

Where bicycle parking is not directly visible and obvious from the right-of-way, signs shall be provided, except that directions to long-term bicycle parking may be posted or distributed by the building management, as appropriate.

c.

Bicycle parking shall be separated from automobile parking by a sufficient distance to prevent damage from moving automobiles or their loading and unloading. The director may require a barrier or curb between bicycle and automobile parking areas on constrained sites.

d.

Bicycle parking may be provided inside a building provided it is easily accessible from a building entrance and a bicyclist does not have to use stairs to reach it.

e.

The placement of bicycle parking, bicycle rack elements and bicycle lockers shall not interfere with pedestrian circulation.

C.

Design and Installation.

1.

A bicycle parking space shall be in a paved, level, drained, lighted area with access to a right-of-way without the use of stairs, and shall consist of either:

a.

One side of a securely fixed rack element that supports the bicycle upright by its frame, prevents the bicycle from tipping over, and allows the frame and at least one wheel to be locked to the rack element with one lock; or

b.

For Long-Term parking only, a bicycle locker constructed of theft-resistant material with a lockable door which opens to the full width and height of the locker. Bicycle lockers shall be weather-proof if exposed to

the elements; or

c.

For Long-Term bicycle parking only, wall-mounted racks or wall- or ceiling-mounted hooks so that bicycles may be hung vertically.

2.

Bicycle rack elements shall be fixed, securely anchored to the ground or to a structure by means that resist tampering or removal. Bicycle locker edges shall be secured with no exposed fittings or connectors. The director may specify preferred installation methods, such as, but not limited to, embedded mounting in poured-in-place concrete, recessed bolt heads or grouted-in anchoring.

3.

The design of bicycle parking areas located outside of a building shall comply with applicable standards of approved design guidelines.

D.

Removal of Abandoned Bicycles. Property owners shall remove abandoned bicycles from short-term and long-term parking associated with their property on a quarterly basis after posting a notice of removal warning on such bicycles for one month. This requirement shall not preclude provision of seasonal bicycle storage.

16.508.13 - Loading spaces.

A.

Number of Spaces Required.

1.

None Required. No off-street loading spaces are required for uses for which the estimated parking demand is "none." In addition, no off-street loading spaces are required for single unit or duplex dwellings.

2.

Requirement "To Be Determined." The off-street loading requirement for uses for which the estimated parking demand is "To be determined" ("TBD") shall be determined in the same manner the estimated parking demand is determined.

3.

All Other Uses. The off-street loading requirement for all uses shall be as set forth in Table 16.508-E.

B.

Size of Spaces. The size of each type of loading space shall be as follows:

1.

Small. Small loading spaces shall have a width of no less than ten feet, a length of no less than twenty-five feet, and a vertical clearance of no less than eight feet.

2.

Medium. Medium loading spaces shall have a width of no less than twelve feet, a length of no less than thirty-five feet, and a vertical clearance of no less than fourteen feet.

3.

Large. Large loading spaces shall have a width of no less than twelve feet, a length of no less than fortyfive feet, and a vertical clearance of no less than fifteen feet.

TABLE 16.508-E: LOADING REQUIREMENTS

C.

Modifications. In approving a project, the director or planning commission may modify the number and size of loading spaces required based on the use or project design.

D.

Maneuvering Areas. All off-street loading spaces shall be designed and located to provide enough offstreet maneuvering area to accommodate vehicles using the loading spaces. Maneuvering areas shall be designed to accommodate the largest vehicle intended to use the loading spaces and shall not be encumbered by parking stalls or physical obstructions.

E.

Surface and Maintenance. Loading spaces and the maneuvering areas and driveways serving them shall be paved and maintained with concrete, asphalt, or similar material of sufficient thickness and consistency to support anticipated traffic volumes and weights; properly graded for drainage; and maintained in good condition free of weeds, dust, trash, and debris.

F.

Location. Loading spaces shall be located on the same lot as the use that requires the spaces unless loading spaces may be provided in a common loading area serving multiple adjacent uses and located on an adjacent lot within three hundred feet of the lot on that requires the loading spaces subject to approval of a minor use permit under Chapter 16.606, Minor and Major Use Permits, or development review approval pursuant to Chapter 16.605, Development Review. Off-site loading shall only be approved based on the following findings in addition to the findings otherwise required:

1.

That the common loading area results in a more efficient design than individual loading areas serving each use separately;

2.

That the total number of loading spaces provided in the common loading area is no less than the number of loading spaces that would be required if the uses served were in a single facility; and

3.

That the common loading area will always be in place during operation of the principal uses to be served by the loading spaces.

G.

Access to Tenant Spaces Served by Loading Spaces. Buildings served by loading spaces shall be designed such that there is a direct interior path of travel between the loading spaces and each tenant space served by the loading spaces of enough width and height to accommodate all material to be loaded and unloaded.

H.

Availability and Utilization of Loading Spaces. All loading spaces shall be made readily available to pick-up and delivery vehicles during all hours when pick-ups and deliveries are allowed. Owners of property containing such loading spaces shall be responsible for advising drivers of pick-up and delivery vehicles of the location and hours of such loading spaces, shall require drivers to use such loading spaces, and shall not allow pick-up and delivery vehicles to be loaded in the public right-of-way.

I.

Loading Spaces on an Alley. Each thirty feet of otherwise not used frontage on an improved city alley may be considered a loading space for the adjacent use.

J.

Landscaping and Screening. All loading spaces and the maneuvering areas and driveways serving them shall be landscaped and/or screened as required by this Zoning Code.

K.

Lighting. All exterior loading spaces and the maneuvering areas and driveways serving them shall be provided with lighting that meets the minimum standards established for parking areas.

A.

Alternative Parking and Loading Plan. Where an applicant can demonstrate to the satisfaction of the director or planning commission that variations in the standards or dimensions otherwise required by this Zoning Code are warranted for uses with unique needs, such as schools, or in order to achieve environmental design and green building objectives, including but not limited to achieving certification under the LEEDB™ Green Building Rating System or equivalent, an alternative parking area design and loading plan may be allowed with approval of a minor use permit. To grant such a use permit, the director or planning commission shall make the following findings in addition to the findings otherwise required:

1.

That the applicant has convincingly demonstrated that the alternative plan is a superior solution and the requested modifications in the design standards of this chapter are warranted; and

2.

That the alternative parking arrangement will be in place at all times during operation of the principal uses to be served by the parking.

B.

Modification and Reduction of Parking Requirements. The director or the planning commission may waive or reduce the requirement for off-street parking in NMX, DMX, and WMX Districts based on the following findings:

1.

The parking requirement modification will meet the purposes of the district related to improvement and support for mixed-use development, alternative transportation, pedestrian improvements and activity, or similar policies; and

2.

The use is located one-half mile or less from a transit corridor; or

3.

The use is located one-quarter of a mile or less from a publicly accessible parking facility, the use of which is not limited to a specific business or activity during the use's peak parking demand; or

4.

A parking survey conducted under procedures set forth by the planning department finds that within five hundred feet or less of the use, on non-residential streets, at least two times the number of spaces

requested for reduction are available through on-street parking spaces for at least two of the four hours of the use's peak parking demand; or

5.

The proposed development includes at least twenty percent affordable housing units and at least fifty percent of the ground floor is occupied by any of the following neighborhood-serving uses: food and beverage retail sales, food service establishments, and/or personal/household service(s). These uses include, but are not limited to: dry cleaning and laundry agents, drug stores, food products stores, household items repair shops, and/or laundromats; or

6.

There are other factors, such as alternative TDM strategies or trip-reduction programs in place, that will reduce the parking demand generated by the use.

C.

On-Street Parking Credits in Other Districts. Consistently available on-street parking may be counted towards all or a portion of the parking spaces required of each land use and activity proposed in a development application on a one to one basis.

1.

To qualify for on-street parking credits, the project applicant shall fund completion of an on-street parking inventory and occupancy study, or refer to such a study completed by another project applicant within the preceding two years that provides evidence of the number of on-street parking spaces that are vacant or unoccupied during the hour of combined peak demand for the uses proposed on site, on each block face within two blocks of the project site address.

2.

For any one project, a maximum of fifty percent of the total on-street parking supply on the block faces located within a one block walk of the project site, including curbside parking on the project frontage(s), may be counted towards satisfaction of the project's minimum parking requirement.

D.

Off-Site Parking. Required off-street parking spaces for vehicles, motorcycles, and bicycles, may be located on a remote and separate lot from the lot on which the principal use is located, subject to the following standards:

1.

Zoning District. Newly constructed off-site parking may not be located in a zoning district in which the principal use served by the parking is prohibited. Off-site parking may be provided within an existing offstreet parking facility in any zoning district, provided that a parking study is conducted and approved by the director establishing the number of parking spaces in the existing facility that are typically unoccupied even during periods of peak parking demand for the uses to which the parking is accessory.

2.

Distance. Unless a shuttle service is provided, the off-site parking shall be located within one thousand five hundred feet walking distance of the principal use served.

E.

Valet Parking. Valet parking may be permitted as a means of satisfying all or a portion of the off-street parking requirement. Valet parking may be used to accommodate more parking spaces on the site of the principal use served by the parking than could be accommodated in conformance with the design standards of this chapter. It may also be used to provide off-site parking. No valet parking shall cause interference with the public use of rights-of-way or imperil public safety.