Chapter 17.54 — OFF-STREET PARKING

In addition to the general purposes listed in Section 17.01.020 , the specific purposes of the off-street parking and loading regulations are to:

• A. Ensure that off-street parking and loading facilities are provided for new land uses and for major alterations and enlargements of existing uses in proportion to the need for such facilities created by each use.

• B. Establish parking standards for commercial uses consistent with need and with the feasibility of providing parking on specific commercial sites.

• C. Ensure that off-street parking and loading facilities are designed in a manner that will ensure efficiency, protect the public safety, and, where appropriate, insulate surrounding land uses from adverse impacts.

• (Ord. 2011-02 §1)

• A. When Required. At the time of initial occupancy of a site, construction of a structure, or major alteration or enlargement of a site or structure, off-street parking facilities and off-street loading facilities shall be provided in accord with the regulations prescribed in this chapter, except that for the purposes of these requirements, "major alteration or enlargement" shall mean a change of use or an addition that would increase the number of parking spaces or loading berths by not less than ten percent of the total number required prior to the alteration or enlargement.

• B. Nonconforming Parking or Loading. No existing use of land or structure shall be deemed to be nonconforming solely because of the lack of off-street parking or loading facilities required by this chapter; provided, that facilities being used for off-street parking and loading as of the date of adoption of the ordinance codified in this title shall not be reduced in number to less than that required by the provisions of this chapter.

• C. Spaces Required for Alteration or Enlargement. The number of parking spaces or loading berths required for an alteration or enlargement of an existing use or structure, or for a change of occupancy, shall be in addition to the number of spaces or berths existing prior to the alteration, enlargement, or change of occupancy unless the preexisting number is greater than the number prescribed in this chapter. In this case, the number of spaces or berths in excess of the prescribed minimum shall be counted in determining the required number of spaces or berths.

• D. Spaces Required for Multiple Uses. If more than one use is located on a site, the number of offstreet parking spaces and loading berths to be provided shall be equal to the sum of the requirements prescribed for each use. If the gross floor area of individual uses on the same site is less than that for which a loading berth would be required by Table 54-1, but the aggregate gross floor area of all uses is greater than the minimum for which loading berths would be

required, the aggregate gross floor area shall be used in determining the required number of loading berths.

• E. Joint Use. Off-street parking and loading facilities required by this chapter for any use shall not be considered as providing parking spaces or loading berths for any other use except where the provisions of Section 17.54.040 , Collective provision of parking, apply or a joint facility exists. Such a facility shall contain not less than the total number of spaces or berths as determined individually, subject to the provisions of subsection G of this section, or fewer spaces may be permitted where adjoining uses on the same site have different hours of operation and the same parking spaces or loading berths can serve both without conflict. A determination of the extent, if any, to which joint use will achieve the purposes of this chapter shall be made by the planning director, who may require submission of survey data necessary to reach a decision.

n, or fewer spaces may be permitted where adjoining uses on the same site have different hours of operation and the same parking spaces or loading berths can serve both without conflict. A determination of the extent, if any, to which joint use will achieve the purposes of this chapter shall be made by the planning director, who may require submission of survey data necessary to reach a decision.

• F. Location and Ownership. Parking in an "R" district required to serve a residential use shall be on the same site as the use served. Parking required to serve a nonresidential use may be on the same or a different site under the same or different ownership as the use served; provided that parking shall be within the following distances of the use served, measured from the near corner of the parking facility to the entrance of the use served via the shortest pedestrian route.

Facilities for off-site parking shall be restricted to that use by a recorded deed, lease, or agreement for a minimum period of ten years from the date a zoning permit requiring the parking is issued; provided, that the planning director may lift the restriction upon finding that substitute parking facilities meeting the requirements of this chapter are provided. No use may be continued if the parking is removed unless substitute parking facilities are provided.

• G. "R" Districts. No off-site parking for a nonresidential use shall be permitted in an "R" district unless the nonresidential use served is permitted or conditionally permitted in the "R" district where the off-site facility is to be located.

• H. Reserved Parking Spaces for Multifamily Residential Uses. No more than one parking space shall be reserved for the exclusive use of an individual unit unless additional parking is provided above the amount required by this section. Such additional parking may be assigned for the exclusive use of an individual unit.

• I. Common Loading Facilities. The off-street loading facilities requirements of this chapter may be satisfied by the permanent allocation of the prescribed number of berths for each use in a common truck loading facility; provided that the total number of berths shall not be less than the sum of the individual requirements. As a requirement of approval, an attested copy of a contract between the parties concerned setting forth an agreement to joint use of the common truck loading facility shall be filed with the application for a zoning permit.

• J. Computation of Spaces Required. If, in the application of the requirements of this chapter, a fractional number is obtained, one parking space or loading berth shall be required for a fraction of one-half or more, and no space or berth shall be required for a fraction of less than one-half.

• K. Uses Smaller than Two Thousand Square Feet. Deviations from regular parking standards may be approved by the planning director for uses smaller than two thousand square feet. Circumstances which would warrant such consideration and possible approval include:

1. A shared parking arrangement which meets the findings in Section 17.54.040 .

   2. Submission of data substantiating that a particular use meets the findings in Section 17.54.060 .

   3. Ample on-street parking.

   4. A reduction in the standard parking requirement would result in an on-site benefit such as preservation of heritage trees, substantial landscape screening, a unique structure, or other similar site attributes.

• (Ord. 2011-02 §1)

Independently accessible off-street parking and loading spaces shall be provided in accord with the following Table 54-1. References to spaces per square foot are to be computed on the basis of 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. Where the use is undetermined, the planning director shall determine the probable use and the number of parking and loading spaces required. In order to make this determination, the planning director may require the submission of survey data from an applicant or collected at an applicant's expense.

stroom, halls and lobby area, but shall exclude area for vertical circulation, stairs or elevators. Where the use is undetermined, the planning director shall determine the probable use and the number of parking and loading spaces required. In order to make this determination, the planning director may require the submission of survey data from an applicant or collected at an applicant's expense.

(Ord. 2011-02 §1)

• A. Application. A use permit may be approved for the collective provision of parking serving more than one use of a site. The collective parking may be provided by the private acquisition and development of property or by a public agency in the manner specified by the use permit. A use

permit application may include a request to waive all or some of the provisions of Section 17.54.020(D) through (G) . The planning commission may approve such use permit if it finds:

1. That the collective provision of parking and conditions of approval are in accord with the objectives of this title and the purposes of this chapter; and

2. That the collective provision of parking and conditions of approval are consistent with the general plan and will not be detrimental to the public health, safety, or welfare of persons residing or working in or adjacent to the neighborhood of such use, nor detrimental to properties or improvements in the vicinity or to the general welfare of the city; and

3. That the collective parking will comply with all conditions attached to the permit.

• B. Reduced Parking. A use permit for collective off-street parking may reduce the total number of spaces required by this chapter. Any applicant shall submit data substantiating a request for reduced parking requirements. A use permit may reduce the number of collective parking spaces required if the following additional findings are made:

  1. That parking demand will be less than the requirement in Table 54-1; and

  2. That the probable long-term occupancy of the building or structure, based on its design, will not generate additional parking demand.

• C. Special Conditions. In lieu of or in combination with all or a part of the parking provided under subsection A of this section, approval of the use permit may include conditions requiring the payment of fees, the participation in a future or existing parking district, and/or other mechanisms deemed appropriate by the city to promote the collective provision of parking. The replacement of parking space requirements by such in-lieu fees shall not be considered a reduction in parking or a reduction in the number of spaces required by this chapter.

• (Ord. 2011-02 §1)

The number of spaces required may be increased above the number specified in Table 54-1 for senior citizen housing developments; provided, that findings are made for each of the following:

• A. The extent of parking problems, if any, in the neighborhood;

• B. The probability that the prospective residents will have more than two vehicles per dwelling unit;

• C. The age and socioeconomic characteristics of prospective tenants;

• D. The ability to alleviate and correct unexpected parking problems resulting from the proposed development in the future; and

• E. The proximity of public transportation or the availability of a separate transportation system for the residents of the development.

Approval of reduced parking shall require that a covenant be recorded stipulating that all parking requirements of this title will be met in the event of a change in the use of the property. (Ord. 2011-02 §1)

• A. A use permit may be approved reducing the number of spaces to less than the number specified in the schedules in Section 17.54.030 ; provided, that the following findings are made:

  1. The parking demand will be less than the requirement in Tables 54-1 and 54-2; and

  2. The probable long-term occupancy of the building or structure, based on its design, will not generate additional parking demand.

• B. In reaching a decision, the planning commission shall consider survey data submitted by an applicant or collected at the applicant's request and expense.

• (Ord. 2011-02 §1)

All parking facilities shall comply with the requirements of the California Administrative Code (Title 24, Part 2, Chapter 2-71) and with the sign requirements of the California Vehicle Code, Section 22507.8 .

(Ord. 2011-02 §1)

• A. Where Required. Bicycle parking spaces shall be provided as required by this section.

• B. Number Required.

  1. Bicycle spaces shall be provided in accordance with the following Table 54-2.

2. All other commercial use classifications: five percent of the requirement for automobile parking spaces, except for the following classifications, which are exempt:

   • a. Ambulance services;

     • b. Animal boarding;

     • c. Animal grooming;

     • d. Catering services;

     • e. Commercial filming;

     • f. Horticulture, limited;

     • g. Funeral and interment services;

     • h. Swap meets, recurring;

     • i. Vehicle/equipment sales and services (all classifications).

• C. Design Requirements. For each bicycle parking space required, a stationary object shall be provided to which a user can secure both wheels and the frame of a bicycle with a userprovided six-foot cable and lock. The stationary object may be either a freestanding bicycle rack or a wall-mounted bracket.

  1. The rack element (part of the rack that supports the bike) should keep the bike upright, supporting the frame in two places and allowing one or both wheels to be secured.

  2. Install racks so there is enough room between adjacent parked bicycles. If it becomes too difficult for a bicyclist to easily lock their bicycle, they may park elsewhere. A row of inverted "U" racks should be installed with fifteen inches minimum between racks.

  3. Empty racks should not pose a tripping hazard for visually impaired pedestrians. Position racks out of the walkway's clear zone.

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Diagram 17.54-1 Bicycle Parking Spaces Adjoining a Building

(The diagram is illustrative)

(Ord. 2011-02 §1)

Required parking spaces shall have the following minimum dimensions as set forth in Table 54-3:

(Ord. 2011-02 §1)

• A. The planning director shall consider evidence presented by an applicant demonstrating lower ratios of customer demand and may adjust parking space size requirements accordingly for a specific use.

• B. Relation to Aisles.

  1. Each parking space adjoining a wall, column, or other obstruction higher than 0.5 feet shall be increased by one foot on each obstructed side; provided, that the increase may be reduced by 0.25 feet for each one foot of unobstructed distance from the edge of a required aisle, measured parallel to the depth of the parking space.

  2. An aisle providing access to a parking space perpendicular to the aisle shall extend two feet beyond the required width of the parking space.

• C. Vertical Clearance. Vertical clearance for parking spaces shall be seven feet, except that an entrance may be 6.67 feet and the front five feet of a parking space servicing a residential use may be 4.5 feet.

• D. Wheel Stops. All spaces shall have centerline wheel stops 2.5 feet from a fence or wall. When a parking space abuts a landscaped planter, the front two feet of the required length for a parking space may overhang the planter. When a parking space abuts a walkway, the front two feet of the required length of a parking space may overhang the walkway if the walkway is at least seven feet wide; otherwise the full length shall be provided, and a wheel stop shall be installed two feet from the walkway.

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Diagram 17.54-2 Parking Spaces Adjoining an Obstruction

(The diagram is illustrative)

(Ord. 2011-02 §1)

Aisle widths adjoining large-car spaces shall be as set forth in Table 54-4:

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Diagram 17.54-3 Parking Driving Aisle Width Requirements

(The diagram is illustrative)

Aisle widths adjoining small car spaces having a base width of 7.5 feet, except where increased by adjoining obstructions, shall be as follows:

(Ord. 2011-02 §1)

Where an applicant can demonstrate to the satisfaction of the planning director that variations on the dimensions otherwise required by this chapter are warranted, to accommodate tandem spaces, for example, a specific parking area design may be approved under the following limitations:

• A. The area affected by the specific design shall be for parking by persons employed on the site only. Visitor parking stalls shall meet the dimensions required, with variations permitted only for a valet parking program.

• B. The surface area available for parking shall not be less than would be required to accommodate the minimum required number of stalls for large and small cars, with reductions permitted only for tandem parking and valet parking programs. No use for which a tandem or valet parking program has been approved shall be continued if such a program is abandoned unless the parking area is reconfigured to provide the number of independently accessible spaces required by this chapter.

• (Ord. 2011-02 §1)

Access to parking spaces, other than four or fewer spaces serving a residential use in an R district, shall not require backing across a street property line. An alley may be used as maneuvering space for access to off-street parking. All spaces in a parking facility shall be accessible without reentering a public right-of-way unless it is physically impossible to provide for such access. (Ord. 2011-02 §1)

Driveways shall have the widths set forth in Table 54-6 plus a minimum of one foot additional clearance on each side of a vertical obstruction exceeding 0.5 foot in height.

In addition, all driveways shall comply with the fire department's standards for access roads and fire lanes.

(Ord. 2011-02 §1)

Visibility of a driveway crossing a street property line shall not be blocked between a height of three and one-half feet and seven feet for a depth of five feet from the street property line as viewed from the edge of the right-of-way on either side of the driveway at a distance of fifty feet or at the nearest property line intersecting the street property line, whichever is less (see Diagram 17.54-4). For intersections, no structure, including but not limited to fences and gates, shall be maintained higher than three feet above grade within a triangular area bounded by the right-of-way lines and a diagonal line joining points on the right-of-way lines twenty-five feet back from the point of their intersections.

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Diagram 17.54-4 Driveway Visibility

(The diagram is illustrative)

(Ord. 2011-02 §1)

A parking area for five or more cars serving a nonresidential use shall be screened from an adjoining R district, or a ground-floor residential use, by a solid concrete, solid wood, or masonry wall six feet in height, except that the height of a wall adjoining a required front yard in an R district shall be three feet. A carport or open parking area for five or more cars serving a residential use shall be screened from an adjoining lot in an R district, or a ground-floor residential use, by a solid wall or fence six feet in height, except that the height of a wall or fence adjoining a required front yard in an R district shall be three feet.

(Ord. 2011-02 §1)

Outdoor parking and loading area lighting shall not employ a light pole higher than eighteen feet in industrial districts, nor higher than twelve feet in other districts and conform to the standards of Sections 17.44.080 and 17.44.090(B) . Parking lot light poles in industrial areas within one hundred feet of residentially zoned property shall be no higher than twelve feet, unless the light source will be

blocked from adjacent residentially zoned properties. No light source shall create a cone of direct illumination greater than sixty degrees from a light source higher than six feet, and shall not directly shine onto an adjacent street or an adjacent lot. Minimum illumination at ground level shall be 0.5 foot-candles, and shall not exceed 0.5 foot-candles in an R district. No light source within a parking structure in an R district shall be visible from a public right-of-way adjoining an R district. (Ord. 2011-02 §1)

Parking lot landscaping shall be as prescribed by Chapter 17.45 . (Ord. 2011-02 §1)

The following provisions shall apply to driveways, garages, and carports in R districts, whether they are accessory structures or part of a principal structure:

• A. Driveways. Driveways shall be paved and shall have widths and clearances prescribed by Section 17.54.140 , subject to the visibility requirements of Section 17.54.150 .

• B. Carports. Carports shall be designed and located so that parked vehicles are not visible from a street, except that not more than two vehicles in a carport in a required rear yard may be visible from a street.

• (Ord. 2011-02 §1)

Parking stalls shall be paved; parking lots shall have paving, drainage, concrete curbs, lighting, space marking, directional signs, litter collection containers, and queuing space for drive-in facilities or ticket-dispensing booths or machines. Maximum driveway grades shall be sixteen percent. Wheel stops shall only be permitted where parking spaces directly abut a wall or fence, with no intervening walkway or planter, or along a property line where no perimeter landscaping strip is required. (Ord. 2011-02 §1)

• A. Required spaces shall not be within a building, but shall be on the site of the use served or on an adjoining site. On a site adjoining an alley, a required loading space shall be accessible from the alley unless alternative access is approved by the planning director. A required loading space shall be accessible without backing a truck across a street property line unless the planning director determines that provision of turn-around space is infeasible and approves alternative access. An occupied loading space shall not prevent access to a required off-street parking space. A loading area shall not be located in a required yard.

• B. Except in a C or I district, a loading area visible from a street shall be screened on three sides by a fence, wall, or hedge at least six feet in height.

• (Ord. 2011-02 §1)

Off-street parking for properties where on-site parking is not practical or does not promote the type of development that the general plan encourages for the Waterford downtown area, and where in-lieuof payments are a permitted alternative to on-site parking, parking requirements of this chapter may be met as follows:

• A. Within the area of the city of Waterford designated as the Waterford redevelopment area, on-site parking requirements may be met through the payment of in-lieu-parking fees.

• B. In-lieu-parking fees, paid to the city, shall be in an amount equal to the value of the required parking on a per parking place basis. From time to time the city council shall establish, by resolution, the value of the off-street parking facilities on a per parking place basis. Funds collected by the city from such payment of in-lieu-parking fees shall be deposited in a special fund and used only by the city to acquire and/or develop on-street or off-street parking and related facilities, in addition to maintenance and improvements to existing parking facilities which, in the determination of the city council, is necessary to meet the parking needs of the commercial/residential development in the Waterford redevelopment area.

• C. Such parking, as developed and maintained by this in-lieu-parking program, shall be available to the public and shall be in or near downtown Waterford commercial and residential development and enhance the economic vitality of the area.

• D. Funds paid to the city for in-lieu-parking shall not be refundable except as otherwise provided for by state law.

• E. All in-lieu-parking fee revenues shall be paid prior to the issuance of a certificate of occupancy. In the case of a multi-tenant building, the fees shall be calculated based on and paid prior to the issuance of a certificate of occupancy for each individual tenant space.

• (Ord. 2011-02 §1)