Sec. 26-92. - Reduction of parking requirements and joint use parking.

The number of parking spaces specified for a new development and/or use is established in section 26-90. This section establishes alternatives to providing required on-site parking subject to specific requirements. These include in order of importance allowing for shared parking, providing parking off-site, or reductions in the overall required number of parking spaces.

(a)

Joint use/shared parking. To encourage efficient use of parking spaces and consistency with best design practices, the total parking requirements for conjunctive uses shall be based on the number of spaces adequate to meet various needs of the individual uses operating during the peak parking period.

(1)

The Planning Commission may, upon application by the owner or lessee of any property for a conditional use permit as set forth in article VI of this chapter, authorize the joint use of parking facilities by the following uses or activities under the conditions specified herein:

a.

Up to fifty (50) percent of the parking facilities required by this article for a use considered to be primarily a daytime use may be provided by a use considered to be primarily a nighttime and/or Sunday use; up to fifty (50) percent of the parking facilities required by this article for a use considered to be primarily a nighttime use may be provided by a use considered to be primarily a daytime use, provided that such reciprocal parking area shall be subject to conditions as set forth in subsection d. below.

b.

Up to one hundred (100) percent of the parking facilities required by this article for a church or for an auditorium incidental to a public or parochial school may be supplied by parking facilities of a use considered to be primarily daytime use, provided that such reciprocal parking area shall be subject to conditions set forth in subsection d. below.

c.

The following are typical daytime uses: Banks, business and financial offices, manufacturing uses. The following uses are typical nighttime and/or Sunday uses: Auditoriums, incidental to a public or parochial school, churches, dance halls Restaurants, retail and theaters.

d.

Conditions required for joint use:

1.

The building or use for which application is being made for authority to utilize the existing off- street parking facilities provided by another building or use, shall be located within three hundred (300) feet of such parking facilities.

2.

The applicant shall show that there is no substantial conflict in the principal operating hours for the buildings or uses for which the joint use of off-street parking facilities is proposed.

3.

Parties concerned in the joint use of off-street parking facilities shall evidence agreement for such joint use by a proper legal instrument approved by the City Attorney as to form and content. Such instrument, when approved as conforming to the provisions of this chapter, shall be recorded in the office of the county recorder and copies thereof filed with the building, planning, and engineering divisions.

(2)

Conditional use permit for shared parking. A conditional use permit may be approved for shared parking facilities service multiple uses on a site or serving more than one (1) property. The use permit may allow for a reduction of the total number of spaces required by this article if the following findings are made:

a.

The peak hours of parking demand from all uses do not coincide so that peak demand will not be greater than the parking provided.

b.

The efficiency of parking will equal or exceed the level that can be expected if parking for each use were provided separately.

(3)

Common facilities. The Planning Commission may, upon application by the owner or lessee of any property for a conditional use permit as set forth in article VI of this chapter, authorize common parking facilities. Common parking facilities shall include size, shape, and relationship to business sites to be served. Only

calculated parking required may be reduced by up to the percentages provided below as approved by the Planning Commission.

a.

When any such common facility is to occupy a site of five thousand (5,000) square feet or more, then the parking requirements as specified herein for each of two (2) or more participating buildings or uses may be reduced not more than fifteen (15) percent.

b.

When any such common facility is to occupy a site of seventy-five thousand (75,000) square feet or more, then the parking requirements as specified herein for each of two (2) or more participating buildings or uses may be reduced not more than twenty (20) percent.

(4)

Required improvement and maintenance of parking areas and used car sales areas. Every lot or parcel of land used as a public or private parking area and having a capacity of five (5) or more vehicles, or car sales area, shall be developed and maintained in accordance with the requirements as established from time to time by resolution of the Planning Commission.

(5)

Comprehensive planned facilities (parking districts). Areas may be exempted from the parking requirements as otherwise set up in this article, provided:

a.

Such area shall be accurately defined by the Planning Commission in the manner prescribed for conditional uses in article VI of this chapter.

b.

No such district may be established and exempted from the provisions of section 26-90, unless sixty (60) percent or more of all record lots comprising such proposed district are devoted to uses first permitted in a commercial or manufacturing zone.

c.

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

(6)

Multiple story parking. Multiple story parking shall be permitted within an above-grade or underground structure, or combination thereof.

(7)

Parking or storage of commercial vehicles restricted. It shall be unlawful to park any commercial vehicle on property which is zoned for commercial purposes except in a space which is reserved for that purpose in the parking facility required to be maintained in connection with such commercial use.

(8)

Shared parking agreement. A written agreement between the landowners, and in some cases the City, that runs with the land shall be filed, in a form satisfactory to the Community Development Director and include:

a.

A guarantee that there will be no substantial alteration in the uses that will create a greater demand for parking without application for approval of an amended use permit.

b.

A reciprocal grant of nonexclusive license among the business operator(s) and landowner(s) for access to and use of the shared parking facilities.

c.

Prior to the issuance of any certificates of occupancy, evidence that the agreement has been recorded at the County Assessor's Office shall be provided to the planning department.

(b)

Mixed-use parking. All mixed-use projects shall include a parking study prepared by a qualified traffic or parking consultant. The study shall demonstrate how the proposed land uses utilize the parking spaces that are required by section 26-80. Parking studies are subject to review and acceptance by the Community Development Director.

(1)

The parking study shall include a discussion of the following options or a reduction of required parking, including but not limited to:

a.

Shared parking that may be provided in accordance with section 26-92(a).

b.

State density bonus that may be provided in accordance with article 4, division 3.

c.

Tandem parking that may be counted toward the required parking calculation.

(2)

The parking study shall include a parking management plan, that the City require the developer, management and/or owner of the developments to implement, which shall contain the following provisions including, but not limited to:

a.

Periodic evaluation of the parking management plan to ensure that it continues to address any parking issues on and of site and that on and off-site conditions are consistent with the analysis of the parking study;

b.

Monitoring with periodic inspections by the property owner, property owners' association, or property management to ensure that all parking areas are used exclusively for that purpose. These inspections may occur jointly with the City at the discretion of the City;

c.

Prohibition of non-vehicle related storage in a garage and measured to ensure that such storage only occurs within the dwelling unit associated with the garage unless restricted by the property owner. Measures to prevent storage in a garage include restrictions in the tenant lease, periodic inspections, and windows on garage to facilitate visual inspection;

d.

Property owner, property owners' association, or property management enforcing a limitation on the number of vehicles per dwelling unit;

e.

Day(s) and time(s) of restrictions on the use of guest parking;

f.

Creation of parking permit district off site and permit parking programs on site by the property owner, property owners' association, or property management; and

g.

Alternative solutions for physically providing parking spaces on site including converting single-stall spaces to tandem spaces, installing parking lifts, methods to prevent parking spaces by nonresidents of the development, and shuttles or valet services catering to users within the development.

(c)

Off-site parking. Where on-site parking for a new development or use is not feasible or practical, offpremises parking may be provide subject to the standards established in this section. All distances specified shall be between the nearest property line of such parking facilities to the nearest property line of the site of the development/use being served.

(1)

Pedestrian access between the site, where the development or uses is proposed, and the off-premise parking area shall have the following features:

a.

A paved sidewalk or walkway connecting the new developments or uses with the shared parking area;

b.

Pedestrian-oriented lighting that illuminates the entire length of the sidewalk or walkways; and

c.

Trees and/or shade structures along the entire length of the sidewalk or walkways.

(2)

The developer, management, and/or property owner of the developments or use requesting off-site parking shall be responsible for the financing, construction, and maintenance of the above-referenced features.

(3)

The project developer and/or property owner of the site shall provide a recorded parking agreement describing the intended users of the off-site parking, and the arrangement with the owner of the off-site parking area in accordance with 26-92(a).

(4)

If the off-site parking facility is shared, the Community Development Director may allow a reduction in the following manner:

a.

The reduction in the number of required parking spaces shall be based on a parking demand study. The parking demand study shall be in accordance with established professional practices and prepared by a qualified traffic engineer or parking consultant.

b.

The shared parking agreement shall require a recorded covenant that runs with the land, defining the location of the shared parking area in accordance with section 26-92(a)

(5)

The required parking may be provided in an off-street parking facility on another property located within six hundred (600) feet of the site proposed for the development or use.

(6)

Off-site parking facilities for non-residential use shall not be located within a residential zone.

(7)

Off-site parking facilities for residential use may be located within a non-residential use.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)