West Covina Municipal Code Div. 6 Parking and Loading

(a) The purpose of this division is to establish parking, loading and bicycle standards and regulations to provide for safe, attractive, and convenient parking areas and ensure that parking areas are compatible with surrounding and uses.

(b) Applicability.

(1) Off-street parking shall be provided for both vehicles and bicycles per the requirements of the Development Code for the following applications:

a. New development.

b. Building additions.

c. Temporary uses.

d. Changes in land uses.

(2) In all situations where additional vehicular parking spaces are required, all existing and proposed handicapped parking spaces shall be located on site shall be marked and striped in accordance with the State of California Building Standards Code, Title 24 of the California Code of Regulations.

(3) All parking spaces shall be independently accessible, with the exception of tandem spaces as permitted in the standards below.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)

(a) Vehicles in R-A and R-1 zones.

(1) Commercial vehicles. It shall be unlawful to park or store any commercial vehicles, trailers, or other related equipment. The provisions of this subsection (1) do not apply to passenger vehicles, pickup trucks, passenger or cargo vans, or recreational vehicles.

(2) Allowed parking area. For residentially zoned lots developed with a single-family residence, allowed parking areas, in addition to a permitted garage or carport, are:

a. Allowed paved areas of the front yard and paved areas of the unscreened street side yard as defined in section 26-46.

b. Areas of interior side, street side, as defined in section 26-46, or rear yards which are fully screened by solid six-foot fences or walls and/or view-obscuring landscaping, except within five (5) feet of the rear property line.

c. Public sidewalks and paved areas of a public parkway are not considered allowed parking areas.

(3) Parking of recreational vehicles, recreational equipment and trailers, and utility trailers within side and rear yards. Recreational vehicles, recreational equipment and trailers, and utility trailers may be parked in fully-screened side or rear yard areas as set forth in subsection (2)b.

(4) Parking of recreational vehicles, recreational equipment and trailers, and utility trailers in the front yard or unscreened street side yard.

a. Under no circumstance may utility trailers be parked in the front yard or unscreened street side yard.

b. Campers and camper shells placed on the ground or otherwise not properly mounted on a pickup or other truck may not be stored in the front yard or unscreened street side yard.

c. Vehicles must be registered to the permanent resident of the property and registered to the property address.

d. Vehicles shall be maintained in proper condition. Vehicles stored or maintained in one (1) or more of the following conditions shall be deemed to be in violation of this standard:

1. Vehicles with damaged or broken windows or doors, or damaged or torn screens or shades.

2. Vehicles that are covered with tarps or other covers which are deteriorating or torn.

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

4. Vehicles with any peeling, blistering, rusting, or otherwise deteriorating exterior surface.

5. Vehicles with open awnings, open slide-outs, and/or open popups.

e. In addition to other applicable standards, vehicles may not be parked closer than a distance of five (5) feet from the curb face or the edge of the street pavement, if no curb exists.

f. In no case shall the parking of a motor home, accessory recreational vehicle, or recreational equipment and trailer occupy greater than fifty (50) percent of the width of the primary driveway and/or block access or use of the primary driveway by other vehicles.

g. One (1) motor home or accessory recreational vehicle may be parked on the side pad, circular drive, or primary driveway without the approval of an administrative permit.

h. Motor homes, accessory recreational vehicles, and recreational equipment and trailer, up to an overall total of two (2) such vehicles, may be parked in any allowed parking area, subject to the approval of an administrative permit pursuant to the provisions of section article VI, division 6, and further pursuant to the provisions of subsection (e) below. A first motor home or accessory recreational vehicle permitted to be parked pursuant to subsections (4)f. and (4)g. above shall be included in the total of two (2) vehicles.

(5) Administrative permit. The approval of an administrative permit for the parking of motor homes, accessory recreational vehicles, and recreational equipment and trailers pursuant to subsection (4)h. above shall be subject to the following:

a. The parking of vehicles shall comply with all requirements of subsection 26-89(a)(4).

b. The administrative permit shall be valid only for the specific vehicle(s) identified in the permit. Approval to park any new or replacement vehicle(s) shall require a separate administrative permit.

c. An administrative permit to park recreational equipment and/or trailers may only be approved in cases where no other suitable parking area exists in a garage, carport, or side or rear yard, as determined by the Community Development Director or their designee. Grounds for the inability to use the side or rear yard shall include the inability to provide appropriate access to said yards and/or inadequate area. Grounds for the inability to use a garage or carport shall include inadequate size and dimensions. The parking of other vehicles or the storage of other goods and equipment shall not constitute grounds for the inability to use a garage or carport.

d. An administrative permit to park vehicles in the primary driveway may only be approved in cases where no other suitable parking area exists outside of the primary driveway and the installation of such suitable parking area is not possible or practicable given topography, lot size or configuration, or other existing improvements on the lot, as determined by the Community Development Director or their designee.

e. The administrative permit may prescribe a specific area or location where the vehicle must be parked in the front yard.

f. Parking of motor homes, accessory recreational vehicles, and/or recreational equipment and trailers shall not be allowed in the primary driveway if the subject lot does not have a garage and/or carport.

g. Findings. Before an application for an administrative permit may be granted, the following findings shall be made:

1. The manner and location proposed for the parking of vehicles is sensitive to visibility from and adverse aesthetic impacts to surrounding properties.

2. The manner and location proposed for the parking of vehicles is sensitive to the safety and convenience of pedestrians and motorists.

3. The proposed parking of vehicles will not unreasonably infringe upon the use and enjoyment of adjoining properties.

4. In the case of an application for parking of recreational equipment and trailers, no other suitable parking area exists in a garage, carport, or side or rear yard.

5. In the case of an application for parking of vehicles in the primary driveway, no other suitable parking area exists outside of the primary driveway and the installation of such suitable parking area is not possible or practicable given topography, lot size or configuration, or other existing improvements on the lot.

(6) Inoperable vehicles. It shall be unlawful to park or store any inoperable vehicle in any front yard, or any other yard where not screened from all off-site ground-level views, for more than seventy-two (72) hours. Up to two (2) inoperable vehicles may be parked for any length of time in an enclosed garage or the rear or side yards where such yards are completely enclosed with six-foot solid walls or fences.

(7) Auto repair and service.

a. It shall be unlawful to service or repair any vehicle, inoperable or not, whether or not registered to the occupant of the property, or otherwise belonging to him/her, except completely within the garage, carport, or on the primary driveway. Only one (1) vehicle at a time may be serviced or repaired on the primary driveway or in a carport per residential lot.

b. Notwithstanding subsection (5)a., it shall be unlawful to conduct more than two (2) incidents of repair or service within a thirty-day period on vehicles not registered or otherwise belonging to the occupant(s) of the property on which the repair or service is taking place. An incident shall include all repair or service activities occurring within a seventy-two-hour period. This section shall not apply to an incident of repair or service required by an emergency.

c. An incident of repair or service under subsections (5)a. and b. shall be allowed only if the repair or service is conducted between 8:00 a.m. and 10:00 p.m., noise levels created do not exceed the ambient noise level by more than five (5) decibels at the property line, and the repair or service complies with applicable environmental, health and safety codes and regulations. Further, use of power tools (pneumatic or electrical) shall not be permitted beyond the hour of 8:00 p.m.

d. No tools, motor vehicle parts, supplies, or equipment used for automobile repair and service shall be left, stored or maintained outdoors in a location that is readily visible from a public right-of-way or an adjoining property upon any overnight interruption or cessation of repair work.

e. All fluids, liquids and oil or other petroleum products that are taken out of a motor vehicle or used in conjunction with any repair work shall be disposed of in a lawful manner. In no instance shall these products or substances be allowed to drain or spill onto adjoining property or into the public right-of- way, storm drain, plumbing system or sewer system.

f. Hydraulic vehicular lifts and/or similar types of mechanical or hydraulic equipment (as determined by the Community Development Director or their designee) are prohibited from being installed, kept, stored, maintained or otherwise used for conducting automotive repair or storing of vehicles.

(8) Operations of vehicles on private property. The following shall apply:

a. It shall be unlawful to operate any motor vehicle (as defined in Section 415 of the Vehicle Code of the State of California) upon the private property of another without first obtaining the written permission of said owner.

b. Persons who obtain permission from private property owners to operate motor vehicles thereon shall maintain in their possession such written permission at all times when operating motor vehicles on said private property.

c. This subsection in no way prohibits the use of such private property by:

1. Emergency vehicles.

2. Vehicles of commerce in the course of the conduct of normal business.

3. Vehicles being operated on property devoted to commercial purposes where the general public is expressly or implicitly invited to such property.

4. Vehicles operated on property actually used for residential purposes and where such vehicle is there at the express or implicit invitation of the owner or occupant.

(9) Use of vehicles as living quarters. It shall be unlawful to use or allow to be used any motor home, accessory recreational vehicle, or similar type trailer as a living quarters. For purposes of this subsection living quarters shall mean occupying the vehicle for the purpose of living, eating, cooking, or sleeping on a permanent basis in a manner similar to the occupancy of a dwelling unit. No plumbing or electrical permits shall be issued for the purposes of serving a motor home, accessory recreational vehicle of similar type of trailer on a single-family property. A permit to use a motor home, accessory recreational vehicle, or similar type trailer, as temporary habitation shall be allowed under the following conditions:

a. An administrative permit shall be obtained from the planning division.

b. Permits shall be granted for a maximum total of fifteen (15) days in a calendar year at a property with a habitable single-family residence.

(10) Public nuisance. It shall be declared unlawful and a public nuisance for any person owning, leasing, occupying, or having charge or possession of any residential property in the City to allow the existence of any violation of this section.

(b) Vehicles in multi-family residential and mixed-use zones.

(1) Commercial vehicles. It shall be unlawful to park or store any commercial vehicles, trailers or other related equipment. The provisions of this subsection (a) do not apply to passenger vehicles, pickup trucks, passenger or cargo vans, or recreational vehicles.

(2) Utility trailers and accessory recreational vehicles. Utility trailers and accessory recreational vehicles may be parked in enclosed parking areas only.

(3) Inoperable vehicles. No more than one (1) inoperable vehicle may be kept on-site per dwelling unit for no more than seventy-two (72) hours. If so kept, an inoperable vehicle must be fully within a garage, carport, or other approved covered or enclosed parking space.

(4) Auto repair and service.

a. It shall be unlawful to service or repair any vehicle, inoperable or not, whether or not registered to an occupant of the property, or otherwise belonging to him/her, except completely within the garage, carport, or other approved parking space. Only one (1) vehicle at a time may be repaired or serviced in a carport or approved parking space per dwelling unit.

b. Notwithstanding subparagraph (4)a., it shall be unlawful to conduct more than two (2) incidents of repair or service within a thirty-day period on vehicles not registered or otherwise belonging to the occupant(s) of the property on which the repair or service is taking place. An incident shall include all repair or service activities occurring within a seventy-two-consecutive-hour period. This section shall not apply to incidents of repair or service required by an "emergency."

c. An incident of repair or service under subsections (4)a. and b. shall be allowed only if the repair or service is conducted between 8:00 a.m. and 10:00 p.m., noise levels created do not exceed the ambient noise level by more than five (5) decibels at the property line, and the repair or service complies with applicable environmental, health, and safety codes and regulations. Further, use of power tools (pneumatic or electric) shall not be permitted beyond the hour of 8:00 p.m.

(5) Public nuisance. It shall be declared unlawful and a public nuisance for any person owning, leasing, occupying, or having charge or possession of any residential property in the City to allow the existence of any violation of this section.

a. No tools, motor vehicle parts, supplies, or equipment used for automobile repair and service shall be left, stored or maintained outdoors in a location that is readily visible from a public right-of-way or an adjoining property upon any overnight interruption or cessation of repair work.

b. All fluids, liquids and oil or other petroleum products that are taken out of a motor vehicle or used in conjunction with any repair work shall be disposed of in a lawful manner. In no instance shall these products or substances be allowed to drain or spill onto adjoining property or into the public right-of- way, storm drain, plumbing system or sewer system.

c. Hydraulic vehicular lifts and/or similar types of mechanical or hydraulic equipment (as determined by the Community Development Director or their designee) are prohibited from being installed, kept, stored, maintained or otherwise used for conducting automotive repair or storing of vehicles.

(c) Off-street parking standards for commercial, office and industrial zones.

(1) Generally. All parking areas in nonresidential zones shall conform to the requirements set forth in Planning Commission Resolution No. 2513 and article III, division 6.

(2) Location. Off-street parking facilities shall be located as specified hereinafter, and shall also comply with article III, division 6. Where a distance is specified, such distance shall be the walking distance measured from the nearest point of the parking facility to the nearest point of the building entrance that such facilities are required to serve:

a. For hospitals, homes for the aged, orphanages, and other similar uses, not more than 300 feet from the building they are required to serve; and

b. For uses other than those specified above not over three hundred (300) feet from the building they are required to serve.

c. Off-street parking facilities at greater distances than specified above may be permitted subject to the approval of a conditional use permit as set forth in article VI of this chapter.

(3) Mixed occupancies. In the case of mixed uses, the total requirements for off-street parking facilities shall be the sum of the requirements for the various uses computed separately. Off-street parking facilities for one (1) use shall not be considered as providing required parking facilities for any other use, except as hereinafter specified for joint use in section 26-92.

(4) Uses not specified. Where the parking requirements for a use is not specifically defined herein, the parking requirements for such use shall be determined by the Community Development Director, or their designee, in the manner set forth in article I, division 2 of this chapter, and such determination shall be based upon the requirements for the most comparable use specified herein.

(5) Minor parking reduction. The Community Development Director or their designee may, upon application of an administrative use permit by the owner or lessee of any property, authorize a five (5) percent reduction of the number of spaces required by section 26-90, based on quantitative information (e.g., parking survey of the site, documentation of customer frequency, etc.) documents the need for fewer spaces.

(Ord. No. 2519, § 5(Exh. A), 2-20-24; Ord. No. 2525, § 23, 3-18-25)

(a) Number of parking spaces required.

Table 3-2 Number of Parking Spaces Required

(b) Vehicle parking standards.

(1) Off-street parking standards for R-A and R-1 zones.

a. Each single-family dwelling shall provide four (4) accessible off-street parking spaces for each dwelling unit. A minimum of two (2) spaces shall be enclosed on three (3) sides and roofed.

b. For single-family dwellings with a gross floor area (exclusive of garages) of four thousand five hundred (4,500) square feet or greater or with five (5) or more bedrooms a minimum of the three (3) off-street parking spaces located within an enclosed garage is required. Tandem parking may be permissible for the purpose of providing the three (3) required parking spaces provided tandem parking is limited to not more than one (1) vehicle behind another and a minimum of two (2) parking spaces are provided side-by-side at the garage entrance. Legal nonconforming covered parking spaces that do not fully meet these requirements may continue to be maintained, repaired, and/or rebuilt to the same size and configuration as long as such nonconforming covered parking spaces were legally established and maintained. The requirements of this section shall apply to new construction and the expansion of existing single-family dwellings.

c. When a carport is not readily visible from the street, the City may determine that six-foot or higher masonry walls around the perimeter of the property (or other view-obscuring physical or topographical features) constitute enclosure.

d. All covered parking spaces shall be enclosed on three (3) sides and roofed unless a carport is not readily visible from the street, the City may determine that six-foot or higher masonry walls around the perimeter of the property (or other view-obscuring physical or topographical features) constitute enclosure. Porte cocheres may be allowed when visible from the street if the architectural style and materials are consistent with the house, subject to the review and approval of the planning director.

e. Garages and carport shall have a minimum interior clear width and depth of twenty (20) feet between columns or walls. Three-car garages shall have a minimum interior clear width of thirty (30) feet and depth of twenty (20) feet. In cases where a tandem parking space is proposed to comply with a required three-car garage, a minimum of two (2) parking spaces shall be provided side-by-side at the garage entrance and a minimum of ten (10) feet by twenty (20) feet shall be provided behind. Unless otherwise approved in advance by the Community Development Director in writing, placement of garage doors shall be centered between columns or walls. Access to such parking shall be paved, not less than twelve (12) feet in width, nor wider than the garage or carport, except as modified in section 26-46(c). The balance of the required spaces, if uncovered, shall have minimum dimensions of eight (8) feet by sixteen (16) feet.

1. In the case where an expansion to the existing single-family structure exceeds three hundred (300) square feet, a new garage or carport conforming to the provisions regulating width and depth in subsection (e) of this section shall be required. If the property is developed with an existing two-car garage or carport, the existing garage or carport shall be maintained. In addition, compliance with the provisions regulating the number of required off-street parking spaces in subsection (a) and any front, side and rear yards as regulated by this article shall be required.

f. Garages or carports opening towards a side street shall be set back a minimum of twenty-two (22) feet from the property line.

g. In addition to the minimum number of off-street parking spaces required for each dwelling unit, additional off-street parking space(s) shall be required on the basis of dwelling unit size according to the following schedule:

Table 3-3 Additional Required Parking Spaces

h. Said additional parking space(s) may, but need not be provided in a carport or garage. The minimum required dimensions for uncovered parking spaces shall be eight (8) feet by sixteen (16) feet.

i. Garages which are intended to accommodate four (4) or more cars shall not open to any public street, unless designed as a subterranean garage.

j. A minimum unobstructed vehicular maneuvering distance of twenty-five (25) feet measured from the opening of the garage or carport shall be provided, except as otherwise permitted in this section. Minor design modifications may be approved, due to the uniqueness of the property as determined by the planning director.

(2) Off-street parking standards for multi-family residential zones (MF-8, MF-15, MF-20, and MF-45)

a. Condominiums:

1. Carports shall not be permitted.

2. The required parking shall be provided in a garage or garages. The location of parking spaces shall be within sixty (60) feet of the dwelling unit.

3. Guest parking does not need to be enclosed. The guest parking shall be located within one hundred fifty (150) feet of the units and dispersed throughout the development.

b. In multi-family dwellings (non-condominium):

1. Multi-family dwellings shall provide parking as indicated in article III, division 6. At least one (1) parking space per unit shall be enclosed on three (3) sides and roofed. Guest parking shall be labeled "Guest Parking Only," and shall be dispersed throughout the development.

2. Each covered parking space shall be at least ten (10) feet wide by twenty (20) feet long except individual garages shall be at least eleven (11) feet wide and twenty (20) feet long. Garage doors shall be at least ten (10) feet wide.

3. Parking areas shall be evenly distributed throughout the development and no dwelling unit shall be located more than two hundred (200) feet from its assigned parking area.

4. All covered spaces shall be enclosed on three (3) sides. However, if the spaces are built in combinations of two (2) or more, only the rear and the two (2) ends need be enclosed. Design and material shall be architecturally compatible with the main structures.

c. In multi-family dwellings (including condominiums):

1. Each uncovered space shall be at least nine (9) feet wide and twenty (20) feet long.

2. Covered or uncovered spaces, when adjacent to walls shall be at least eleven (11) feet wide, twelve (12) feet where the wall extends beyond the space. Three-car garages are exempt from this requirement.

3. No off-street parking shall be permitted within any front or side yard setback area when adjacent to a street.

4. Garages or carports (carports prohibited in MF-8 zone) may be located within the side or rear yard setbacks except when side or rear yards abut a public street. In no case, however, may a garage or carport be constructed within twenty (20) feet of any side or rear street or twenty-five (25) feet of any front street in MF-8, MF-15 or MF-20 zones and fifteen (15) feet from any street in MF-45 zone.

5. No carport or garage shall open directly upon a public street.

6. Required parking and guest parking shall be maintained permanently.

7. All parking areas shall conform to Planning Commission Resolution No. 2513.

(Ord. No. 2519, § 5(Exh. A), 2-20-24; Ord. No. 2525, §§ 24, 25, 3-18-25)

Bicycle parking facilities shall be provided in the following manner:

(a) Number of spaces required.

Table 3-4 Bicycle Parking Spaces Required

(b) Bicycle parking design. Bicycle parking areas shall be designed and provided in the following manner:

(1) Parking racks. Each bicycle parking space shall include a stationary parking device to adequately support the bicycle.

(2) Parking layout.

a. Aisles. Access to bicycle parking spaces shall be at least four (4) feet in width.

b. Storage space design.

1. Horizontal storage. Each horizontal bicycle space shall be designed to maintain a minimum of two (2) feet in width and six (6) feet in length and have a minimum of seven (7) feet of overhead clearance.

2. Vertical storage. Each vertical or wall-mounted bicycle space shall be designed to maintain a minimum of three (3) feet six (6) inches in length per space (this may overlap with tandem-mounted orientations) with a minimum of seven (7) feet of floor to ceiling height.

c. Bicycle parking location.

1. Long-term bicycle parking. Bicycle spaces shall be located on the ground floor or first level of a parking structure/garage of a building in a secured location (i.e within in-unit bike storage, indoor or outdoor bike lockers, exterior storage rooms) within proximity to the main entrance of the building and shall not interfere with pedestrian access. There shall be a minimum lighting level of one (1) foot-candle for all outdoor bicycle racks.

2. Short-term/visitor bicycle Parking. Visitor bicycle parking spaces shall be located in well-lit and convenient areas on private property within fifty (50) feet of the main entrance to the building. There shall be a minimum lighting level of one (1) foot-candle for all outdoor bicycle racks.

3. For existing buildings and changes of use where the Community Development Director or their designee determines existing site constraints prohibit locating short term bicycle parking on-site, the applicant may satisfy the requirement by paying the City an established cost of an appropriately sized bicycle rack for providing the short-term parking within the public right-of-way.

4. Security. Long-term bicycle parking shall be secured as follows:

(i) An enclosed locker for individual bicycles; or

(ii) An enclosed locked bicycle storage area with bicycle racks within; or

(iii) A rack or stand inside the ground floor of a building that is within view of an attendant or security guard.

d. Relationship to motor vehicle parking. Bicycle spaces shall be separated from motor vehicle parking spaces or aisles by a fence, wall, or curb, or by at least five (5) feet of open area, marked to prohibit motor vehicle parking.

e. Surfacing. The surface of bicycle parking areas shall be subject to approval of the planning and development services director.

(c) Signs. Where short-term bicycle parking areas are not clearly visible to approaching cyclists, signs shall be provided to indicate the locations of the facilities.

(d) Interior parking spaces. Square footage dedicated to interior bicycle parking shall not be included in the gross floor area for calculating the parking requirement.

(e) The Community Development Director or their designee may approve a modified bicycle parking plan that allows for changes to required location, layout, and number of spaces if a finding is made that special circumstances preclude full compliance with the bicycle parking requirements.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)

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, off-premises 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)

Prior to the issuance of a building permit for any parking facility, or any project including parking facilities, the review authority shall review and approve each such facility or project so that the proposed parking facility is designed and constructed to conform with the following standards.

(a) Location of parking facilities.

(1) Required off-street parking shall be located on the same parcel as the uses served, except with the approval of a conditional use permit for shared parking pursuant to section 26-92(a)(2).

(b) Access to parking facilities and parking spaces.

(1) Access to parking lots. Parking facilities shall be designed to prevent vehicle access at any point other than at designated driveway entrances.

(2) Internal circulation. Parking facilities shall provide suitable maneuvering so that vehicles enter the street in a forward direction, except for lots with four or fewer residential units. Non-residential parking facilities shall also provide a queueing area between the street and the first point where vehicles may maneuver within the parking facility. A minimum of fifteen (15) feet clearance behind the sidewalk to the first parking space shall be provided at all driveway entrances. If there is no sidewalk, a minimum of twenty-five (25) feet to the face of the curb shall be provided.

(3) Access to adjacent sites. For non-residential uses, shared vehicle and pedestrian access to adjacent non- residential properties is required to the maximum extent feasible for convenience, safety and efficient circulation. A joint access agreement guaranteeing the continued availability of shared access between the properties and running with the land shall be recorded by the owners of the abutting properties, as approved by the Community Development Director.

(c) Parking space and facility dimensions.

(1) Covered spaces in residential uses. Parking spaces within garages and carports shall have a minimum dimension of nine (9) feet in width by eighteen (18) feet in length or eight and one-half (8½) by eighteen (18) feet in length, clear of any obstructions.

(2) Covered or uncovered spaces, when adjacent to walls shall be at least eleven (11) feet wide, twelve (12) feet where the wall extends beyond the space. Three-car garages are exempt from this requirement.

(3) All other parking spaces. Minimum parking space dimensions shall be as follows, except as shown in table 3-5 below and figure 3-6:

Table 3-5 Minimum Parking Space and Drive Aisle Dimensions

Figure 3-6 Minimum Parking Space and Drive Aisle Dimensions [Figure: Figure 3-6 Minimum Parking Space and Drive Aisle Dimensions]

(Ord. No. 2519, § 5(Exh. A), 2-20-24)

The purpose of off-street loading requirements is to provide the number, size, location, and screening requirements for loading areas in various types of developments and uses. The intent of these regulations is to minimize disruptions of traffic flow and vehicular and pedestrian conflicts through adequate sizing and siting of these facilities.

(a) Loading areas for goods and materials. The following requirements shall apply to loading areas for goods and materials.

(1) Loading regulations shall apply to all industrial, commercial, office and similar land uses. Buildings or tenant spaces smaller than ten thousand (10,000) square feet in size are exempt from the requirements of this section.

(2) General loading area requirements. The number of required loading areas is based on the use of the building and the building size, subtracted by the area of any residential component, as described in table 3-6, below. Where two (2) or more uses are located on the same lot, the number of loading area spaces required is the sum of the spaces required for each use.

Table 3-6 Required Minimum Loading Spaces

(3) Loading area standards.

a. The loading space(s) required by this section may be construed as either a dock (where a trick back up directly into a building or platform and goods may be unloaded from the floor of the truck to the floor of the building or platform without the use of a ramp or lift gate) or a designated loading area such as a paved area (with appropriate striping and/or signage), as appropriate for the use and development, subject to the approval of the review authority.

b. Loading spaces for all uses shall be at least ten (10) feet in width and thirty-five (35) in length, with fourteen (14) feet of vertical distance, except for office uses, where loading spaces shall be at least ten (10) in width and twenty-five (25) in length.

c. Loading areas shall comply with the applicable screening standards provided in division 4 of this article.

d. Loading and maneuvering areas shall be hard surfaced unless a permeable surface is required to reduce surface runoff, as determined by the City.

e. Parking of passenger vehicles may be allowed in off street loading areas subject to specific time limits to prevent conflicts with off street loading activities. If parking is allowed, the parking time limits shall be clearly posted. These parking spaces shall not count toward meeting parking requirements for the associated use.

(b) Passenger loading areas. Public parking areas for development projects consisting of twenty-five thousand (25,000) square feet or more or shall designate a passenger loading area or areas for embarking and disembarking from ridesharing vehicles. Passenger loading areas shall be located at the point(s) of primary pedestrian access from the parking area to the adjacent building, or buildings, and shall be designed in such a manner that vehicles waiting in line to the loading area do not impede vehicular circulation in the parking area. The passenger loading areas shall be designed as a turnout and shall be large enough to accommodate the number of waiting vehicles equivalent to one-half (0.5) percent of the required parking for the project. This requirement may also be applied to alternative parking designs such as the creation of passenger loading spaces. Parking spaces included within a proposed passenger loading areas shall count toward the requirement parking for the project.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)