Chapter 17.27 — PARKING AND LOADING

The purposes of this chapter are to:

• A. Require parking spaces and loading spaces for all land uses that are sufficient in number, size, and arrangement;

• B. Minimize the negative environmental and urban design impacts of parking lots, driveways, and drive aisles within parking lots;

• C. Ensure the provision of adequate off-street bicycle parking;

• D. Establish standards and regulations for safe and well-designed parking, unloading, and vehicle circulation areas that minimize conflicts within parking lots and, where appropriate, create buffers from surrounding land uses;

• E. Offer flexible means of minimizing the amount of area devoted to parking by allowing reductions in the number of required spaces in transit-served locations, shared parking facilities, and other situations expected to have lower vehicle parking demand;

• F. Encourage modal shift; and

• G. Reduce urban run-off and heat island effect. (Ord. 19-1 § 3)

• A. New Buildings and Land Uses. On-site parking and loading shall be provided in accordance with this chapter at the time any main building or structure is erected or any new land use is established.

• B. Existing Non-Residential Buildings.

  1. When a change in use, expansion of use, or expansion of floor area creates an increase of 30% or more in the number of required parking or loading spaces, additional parking and loading shall be provided for such addition, enlargement, or change in use when that change would result in more than 10 new parking spaces being required.

  2. Existing parking and loading not in excess of the minimum requirements shall be maintained. Parking and loading in excess of minimum requirements may be removed.

  3. A change in tenancy or ownership is not considered a change in use unless the new occupant is in a different use classification than the former occupant.

  4. If the number of existing parking and loading spaces is greater than the requirements for a proposed use, the number of excess parking spaces may be counted toward meeting the requirements for any change, expansion, or major alteration.

• C. Existing Residential Buildings. Parking in accordance with this chapter shall be provided where additional dwelling units are created through the alteration of an existing building or construction of an additional structure or structures.

• D. When Constructed. Parking and loading facilities required by this chapter shall be constructed or installed prior to final inspection or the issuance of a Certificate of Occupancy for the uses that they serve.

• (Ord. 19-1 § 3)

• A. Existing Parking and Loading to Be Maintained. No existing parking and loading area serving any use may be reduced in amount or changed in design or location below the requirements for such use, unless equivalent substitute facilities are provided.

• B. Nonconforming Parking and Loading. An existing use of land or structure shall not be deemed to be nonconforming solely because of a lack of parking and/or loading facilities required by this chapter, if facilities used for parking and/or loading as of the date of adoption of this title are not reduced in number to less than what this chapter requires.

• C. Accessibility. Parking and loading areas shall be accessible for its intended purpose during all hours of operation.

• D. Stacked Parking. Stacked or valet parking is allowed if an attendant is present or an automated system is in place to move vehicles. If stacked parking managed by an attendant is used for required parking spaces, an acceptable form of guarantee must be filed with the Zoning Administrator ensuring that an attendant will be present while the parking lot is in operation.

• E. Assigned Parking. Lots developed with multiple uses and a shared parking area shall not assign parking spaces to individual tenant spaces or uses, except that parking spaces for residential uses in a mixed-use development shall be assigned to residential occupants.

• F. Unbundling Parking from Residential Uses. The following rules apply to the sale or rental of parking spaces accessory to attached single unit and multi-unit development of four units or more in the Bridge District Specific Plan, Washington Specific Plan, and Central Business District Zone unless waived by the Zoning Administrator as infeasible:

  1. All off-street spaces shall be leased or sold separately from the rental or purchase fees for dwelling units for the life of the dwelling units, such that potential renters or buyers have the option of renting or buying a residential unit at a price lower than would be the case if there were a single price for both the residential unit and the parking space.

  2. In cases where there are fewer parking spaces than dwelling units, the parking spaces shall be offered first to the potential owners or renters of three-bedroom or more units, second to owners or renters of two-bedroom units, and then to owners and renters of other units. Spaces shall be offered to tenants first. Non-tenants may lease with a provision for 30 days to terminate the lease.

  3. Renters or buyers of on-site affordable units shall have an equal opportunity to rent or buy a parking space on the same terms and conditions as offered to renters or buyers of other dwelling units.

• (Ord. 19-1 § 3)

Each land use is subject to the following minimum and maximum parking space requirements unless otherwise provided in another section of this title.

• A. Minimum Number of Spaces Required. Each land use shall be provided at least the number of parking spaces stated in Table 17.27.040, Required Number of Parking Spaces. The parking requirement for any use not listed in Table 17.27.040 shall be determined by the Zoning Administrator based upon the requirements for the most similar comparable use, the characteristics of the proposed use, and any other relevant data regarding parking demand.

and use shall be provided at least the number of parking spaces stated in Table 17.27.040, Required Number of Parking Spaces. The parking requirement for any use not listed in Table 17.27.040 shall be determined by the Zoning Administrator based upon the requirements for the most similar comparable use, the characteristics of the proposed use, and any other relevant data regarding parking demand.

TABLE 17.27.040: REQUIRED NUMBER OF PARKING SPACES Land Use Classification Required Parking Spaces

Marina 1 per 2 boat slips

1. Calculation of Required Spaces.

   • a. Parking Ratios.

     • i. Floor Area. Where an on-site parking or loading requirement is stated as a ratio of parking spaces to floor area, the floor area is assumed to be gross floor area, unless otherwise stated.

     • ii. Employees. Where an on-site parking or loading requirement is stated as a ratio of parking spaces to employees, the number of employees shall be based on the largest shift that occurs in a typical week.

     • iii. Bedrooms. Where a parking requirement is stated as a ratio of parking spaces to bedrooms, any rooms having the potential of being a bedroom and meeting the standards of the building code as a sleeping room shall be counted as a bedroom.

     • iv. Students. Where a parking or loading requirement is stated as a ratio of parking spaces to students (including children in day care), the number is assumed to be the number of students at the State-certified capacity or at building code occupancy where no State certification is required.

   • b. Sites with Multiple Uses. If more than one use is located on a site, the number of required parking and loading spaces shall be equal to the sum of the requirements calculated separately for each use, unless a reduction is approved pursuant to Section 17.27.050 , Parking Reductions.

• B. Maximum Number of Spaces Allowed. To support walking, transit, and other forms of nonautomobile transportation in urban infill areas and to eliminate the incentive to build as much parking as possible, the number of parking spaces to be provided is limited. In the CBD, MU-C, MU-NC, WF, Washington Specific Plan, and Bridge District Specific Plan Zones, on-site parking shall not exceed 2.6 spaces per 1,000 square feet or 150% of the number of parking spaces required pursuant to Table 17.27.040, Required Number of Parking Spaces, whichever is greater. This limitation may be waived or modified pursuant to Chapter 17.40 , Modifications, based on the following findings:

  1. Special conditions exist that will increase parking demand at the site. Conditions include but are not limited to, the nature of the proposed operation; lack of transit service or other transportation alternatives; or transportation characteristics of persons residing, working, or visiting the site;

  2. The use will not be adequately served by the maximum allowed number of parking spaces; and

  3. Parking demand generated by the project will exceed the maximum allowed number of parking spaces and have a significant impact on the supply of on-street parking in the surrounding area.

• (Ord. 19-1 § 3)

The number of parking spaces required by Section 17.27.040 , Required Parking Spaces, may be reduced as follows if the Director finds any or all of the following criteria. Parking reductions are

cumulative; all applicable parking reductions may be applied in determining the number of required parking spaces.

• A. Ground Floor Uses, CBD, MU-C, MU-NC, Washington Specific Plan, and Bridge District Specific Plan Zones. The first 5,000 square feet of a ground floor nonresidential use in CBD, MU-C, MU-NC, Washington Specific Plan, and Bridge District Specific Plan Zones is exempt from parking requirements.

• B. Motorcycle Parking. Motorcycle parking may substitute for up to five percent of the required number of parking spaces. Each motorcycle space must be at least four feet wide and seven feet deep, and can accommodate two-wheeled motorized vehicles, including scooters, mopeds, and similar vehicles.

• C. Sites with Multiple Uses. Where a shared parking facility serving more than one use will be provided, the total number of required parking spaces may be reduced by 25% with Zoning Administrator approval if the below findings are made. In order to evaluate a proposed project's compliance with the below criteria, submittal of a parking demand study that substantiates the basis for granting a reduced number of parking spaces may be required.

  1. The peak hours of use will not overlap or coincide to the degree that peak demand for parking spaces from all uses will be greater than the total supply of spaces;

  2. The proposed shared parking provided will be adequate to serve each use;

  3. Parking spaces in the shared parking facility will not be reserved for individual tenants, owners or their visitors without approval of an overall parking management plan; and

  4. A shared parking agreement will be recorded.

• D. Urban Infill. The required number of parking spaces shall be reduced by 50% of the normally required number of spaces for projects that are located within the Bridge District, Washington Specific Plan and Central Business District Zone.

• E. Car Sharing Programs. Required parking spaces may be substituted with designated carshare vehicle parking spaces, and the required number of parking spaces may be reduced, pursuant to the following.

  1. Carshare Parking Designation. A maximum of 20% of the required parking spaces may be designated as carshare vehicle parking spaces.

  2. Reduction Allowed.

     • a. Parking Areas with 50 or Fewer Parking Spaces. A five percent reduction in the required parking shall be allowed where five percent of the required spaces are designated as carshare vehicle parking spaces.

     • b. Parking Areas with 51 or More Parking Spaces. A 10% reduction in the required parking shall be allowed where 10% of the required spaces are designated as carshare vehicle parking spaces.

3. Accessibility. Car sharing spaces shall be made available to a car share organization for purposes of providing car share services for service subscribers. In addition to conforming to the requirements of Section 17.27.090 , Parking Area Design Standards, the parking area shall be designed to be accessible to local and non-local car share subscribers 24 hours a day, seven days a week.

   • a. Exception. Car share parking spaces may be occupied by non-car share vehicles, if it is demonstrated to the satisfaction of the Director that no car share organization can make use of the parking spaces. These spaces shall not be separately leasable and shall be made available on a first come, first serve basis.
   4. Deed Restriction. Prior to issuance of a Building Permit, a deed restriction shall be recorded identifying the number and location of the car share parking spaces. The location of the car share spaces shall be subject to approval by the Zoning Administrator.

• F. Other Parking Reductions. Required parking for any use may be reduced through approval of a Minor Use Permit as follows.

  1. Criteria for Approval. A Minor Use Permit for a parking reduction may be approved if the Zoning Administrator finds that special conditions exist that will reduce parking demand at the site. Conditions include, but are not limited to, the nature of the proposed operation; proximity to frequent transit service; transportation characteristics of persons residing, working, or visiting the site; or because the applicant has undertaken a transportation demand management program.

  2. Parking Demand Study. In order to evaluate a proposed project's compliance with the above criteria, submittal of a parking demand study that substantiates the basis for granting a parking reduction may be required.

• (Ord. 19-1 § 3)

• A. Parking shall not be located within a required front or street-facing yard setback. However, driveways on residential lots count towards required residential parking.

• B. Required parking shall be located on the same lot as the use it serves, except as allowed in subsection (B)(1)(a).

  1. Off-Site Parking Allowances. Required parking may be located off site provided that the following conditions are met.

     • a. Location.

       • i. CBD, MU-C, MU-NC, WF, and the Bridge District and Washington Specifc Plan Zones. Any off-site parking facility must be located within 1,350 feet, along a pedestrian route, of the principal entrance containing the use for which the parking is required.

       • ii. Zones Other Than the CBD, MU-C, MU-NC, WF, or the Bridge District and Washington Specifc Plan Zones. Any off-site parking facility must be located within 500 feet, along a pedestrian route, of the principal entrance containing the use for which the parking is required.

     • b. Evidence of Access and Right to Use. The applicant shall provide evidence from the owner or manager of the off-site parking facility that customers, clients, employees, and other users of the subject use have access to and use of the off-site parking facility.

• (Ord. 19-1 § 3)

• A. Short-Term Bicycle Parking. Short-term secure bicycle parking shall be provided to serve shoppers, customers, messengers, guests, and other visitors to a site who generally stay for a short time.

  1. Parking Spaces Required. For the following uses, the number of short-term secure bicycle parking spaces shall be at least five percent of the requirements in Section 17.27.040 ,

Required Parking Spaces, with a minimum of four secure bicycle parking spaces provided per establishment.

• a. Multi-unit residential, group residential, and single-room occupancy.

• b. All public/semi-public uses.

• c. All commercial uses, except automobile/vehicle sales and services, short-term rentals, and mobile vendors.

2. Location.

   • a. Short-term secure bicycle parking shall be located outside of pedestrian walkways, and within 100 feet of a main entrance to the building it serves.

   • b. Short-term secure bicycle parking shall be located outside of the public right-of-way except as allowed through an encroachment permit.

   • c. Where the secure bicycle parking area is not visible from the main entrance of the buildings, signs located at the main entrance of the building shall identify the location of bicycle parking.

3. Anchoring and Security. For each short-term bicycle parking space required, a stationary, securely-anchored object shall be provided to which a bicycle frame and one wheel (two points of contact) can be secured with a high-security U-shaped shackle lock if both wheels are left on the bicycle. One such object may serve multiple bicycle parking spaces.

4. Size and Accessibility. Each short-term bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving other bicycles. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian walkways. Five feet of clearance shall be provided from vehicle parking spaces.

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FIGURE 17.27.070.A: SHORT-TERM BICYCLE PARKING

• B. Long-Term Bicycle Parking. Long-term bicycle parking shall be provided to serve employees, students, residents, commuters, and others who generally stay at a site for four hours or longer.

  1. Parking Spaces Required.

     • a. Multi-Unit Residential, Group Residential, and Single-Room Occupancy. A minimum of one long-term bicycle parking space shall be provided per every five dwelling units.

     • b. Parking Structures. Long-term bicycle parking shall be provided at a minimum ratio of one bicycle parking space per 25 vehicle parking spaces.

     • c. Other Uses. Any establishment with 25 or more full-time equivalent employees shall provide long-term bicycle parking at a minimum ratio of one bicycle parking space per 25 vehicle parking spaces.

2. Location. Long-term bicycle parking must be located on the same lot as the use it serves and near the facility entrance. In parking structures, long-term bicycle parking must be located near an entrance to the facility. Where the bicycle parking area is not visible from the entrance of the building, signs located at the entrance or in an entry lobby of the building shall identify the location of bicycle parking.

   3. Covered Spaces. 100% of required long-term bicycle parking for multi-unit residential development shall be covered. A minimum of 50% of long-term bicycle parking required for other land uses shall be covered. Covered bicycle parking can be provided inside buildings, garages, bike lockers, or under roof overhangs, or awnings.

   4. Anchoring and Security. Long-term bicycle parking must be in:

      • a. An enclosed bicycle locker;

      • b. A fenced, covered, locked, or guarded bicycle storage area;

      • c. A rack or stand inside a building that is within view of an attendant or security guard, visible from employee work areas, or within a secure/restricted bicycle storage room; or

      • d. Other secure areas approved by the Director.

   5. Size and Accessibility. Each long-term bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving other bicycles. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian walkways. Five feet of clearance shall be provided from vehicle parking spaces.

• (Ord. 19-1 § 3)

All uses requiring the receipt or distribution by vehicles or trucks of material or merchandise shall provide offstreet loading and unloading areas to handle the volume of truck traffic and loading requirements.

• A. Residential Uses. Residential uses with 10 or more units on a site shall provide a minimum of one passenger loading/unloading space near each common entrance. The Director may approve a modification to this requirement pursuant to Chapter 17.40 , Modifications, if the Director finds that adequate loading space exists due to characteristics of the project site and nature of the use.

• B. Commercial and Industrial Buildings.

  1. Number of Loading Spaces Required. At a minimum, one loading space shall be provided for all commercial and industrial buildings in excess of 10,000 square feet plus one additional space for every additional 20,000 square feet of floor area.

     • a. Multi-Tenant Buildings. The gross floor area of the entire building shall be used in determining spaces for multi-tenant buildings. A common loading area may be required, if each tenant space is not provided with a loading area. Drive-in roll-up doors for multi-tenant industrial projects may be substituted for required loading areas.

     • b. Reduction to Number of Loading Spaces Required. The Zoning Administrator may waive the loading space upon finding that the applicant has satisfactorily demonstrated that, due to the specific nature of the use and building, such loading space will not be necessary.

     • c. Additional Loading Spaces Required. Additional loading spaces may be required to ensure that trucks will not be loaded, unloaded, or stored on public streets. Such requirement shall be based on the anticipated frequency of truck deliveries.

  2. Location. Loading zones and docks shall be located to the rear of properties and no truck entrance door, loading zone, or dock-serving commercial vehicles shall be permitted to face a residential area within 500 feet as measured to the nearest residential property line.

     • a. Exceptions. The location requirement may be modified or waived where the review authority finds that:

       • i. The intended use of the property or the location of or shape of the site and/or existing development warrant a variance;

       • ii. That street-facing loading areas will exhibit architectural treatment, or will be enhanced with landscaping, in such a way as to minimize visual and noise impacts; and

       • iii. There are specific features of the site and design of the building such that strict application of the orientation requirement is impractical.

  3. Size and Dimensions. Each on-site loading space required by this section shall not be less than 10 feet wide, 35 feet long, and 14 feet high. The minimum size requirement may be modified if the Zoning Administrator finds that the applicant has satisfactorily demonstrated that due to the nature of the proposed use, such size will not be needed.

4. Screening. All loading zones and truck parking areas shall be screened from view by a minimum of an eight-foot high hedge, vine-covered fence, or wall and landscaping in accordance with the Landscape Development Guidelines of the City of West Sacramento. Screen walls shall be designed with comparable building materials to the primary structure on the property excluding metal.

• (Ord. 19-1 § 3)

All parking areas except those used exclusively for stacked or valet parking shall be designed and developed consistent with the following standards. Parking areas used exclusively for stacked or valet parking are subject only to subsections G through K. Stacked or valet parking areas which will allow parking sometimes without attendants must be striped in conformance with the layout requirements of this section.

• A. Tandem Parking. Tandem parking may be permitted to satisfy parking requirements in accordance with the following.

  1. No more than two vehicles shall be placed one behind the other.

  2. Both spaces shall be assigned to a single dwelling unit or non-residential establishment.

  3. Tandem parking to meet required parking for non-residential uses may be used for employee parking; the maximum number of tandem parking spaces shall not exceed 50% of the total number of spaces.

  4. Tandem parking to meet required parking for multi-unit residential development shall be located within an enclosed structure; the maximum number of tandem parking spaces shall not exceed 50% of the total number of spaces.

  5. Tandem parking shall not be used to meet the guest parking requirement.

• B. Parking Access.

  1. Shared Access. Non-residential projects are encouraged to provide shared vehicle and pedestrian access to adjacent non-residential properties for convenience, safety, and efficient circulation. A joint access agreement guaranteeing the continued availability of the shared access between the properties approved by the Director shall be recorded in the County Recorder's office, in a form satisfactory to the City Attorney.

  2. Forward Entry. Parking facilities of four or more spaces shall be provided with suitable maneuvering room so that all vehicles accessing the facility may enter an abutting street in a forward direction.

  3. Driveway Length. Driveways providing direct access from a public street to a parking facility, garage, or carport shall be at least 20 feet in depth.

  4. Driveway Width. The minimum width of a driveway is as follows:

     • a. One-Way Driveways. One-way driveways shall be a minimum of 10 feet in width.

     • b. Two-Way Driveways. Two-way driveways shall be a minimum of 20 feet in width.

• C. Size and Dimensions of Parking Spaces and Maneuvering Aisles. Parking spaces and maneuvering aisles shall meet the minimum size and dimensions established in Table 17.27.090.C.1, Parking Space Minimum Dimensions. Screening walls, roof support posts, columns, or other structural members shall not intrude into the required dimensions for parking spaces. Maneuvering aisles shall meet the minimum size and dimensions established in Table 17.27.090.C.2, Maneuvering Aisle Minimum Dimensions.

ng aisles shall meet the minimum size and dimensions established in Table 17.27.090.C.1, Parking Space Minimum Dimensions. Screening walls, roof support posts, columns, or other structural members shall not intrude into the required dimensions for parking spaces. Maneuvering aisles shall meet the minimum size and dimensions established in Table 17.27.090.C.2, Maneuvering Aisle Minimum Dimensions.

==> picture [442 x 182] intentionally omitted <==

FIGURE 17.27.090.C: DIMENSIONS OF PARKING SPACES AND MANEUVERING AISLES

• D. Electric Vehicle Charging Stations.

  1. Where Allowed. Electric vehicle charging stations may be provided in any area designed for the parking or loading of vehicles.

  2. Where Required. In new or renovated parking areas with five or more parking spaces, a minimum of one electric vehicle charging station shall be provided for every five parking spaces.

• E. Striping and Marking.

  1. Space Outline. All parking spaces shall be clearly outlined with double striping three inches in width, in durable white paint designed for that purpose.

  2. Maneuvering Areas. All aisles, approach lanes, and turning areas shall be clearly marked with directional arrows and lines as necessary to provide for safe movement.

  3. Compact Spaces. All compact spaces shall be clearly marked as such.

• F. Bumpers, Curbs, and Wheel Stops. A permanent curb, bumper, wheel stop, or similar device at least six inches high and thick shall be installed to protect buildings and landscaping from vehicular damage. If such protection is provided by a wheel stop, the stopping edge shall be placed no closer than two feet from the edges of the required sidewalks, planter or landscaped areas and from any building. The two feet beyond the wheel stop may be paved, landscaped with ground cover, or used as additional sidewalk width. No walkway used for a wheel stop may be less than seven feet wide.

ehicular damage. If such protection is provided by a wheel stop, the stopping edge shall be placed no closer than two feet from the edges of the required sidewalks, planter or landscaped areas and from any building. The two feet beyond the wheel stop may be paved, landscaped with ground cover, or used as additional sidewalk width. No walkway used for a wheel stop may be less than seven feet wide.

• G. Paving and Surfacing. All parking spaces, driveways, maneuvering aisles, and other areas dedicated to parking shall be surfaced with a concrete, asphalt, masonry, turfstones, or another comparable durable and dustless surface, in accordance with Engineering Division specifications. All parking areas shall be graded and drained as to dispose of all surface water accumulated within the area. Site-specific pavement designs for alternative durable and dustless surfaces may be submitted to the Engineering Division for review.

• H. Perimeter Curbing. Parking areas designed to accommodate 10 or more vehicles shall provide a six-inch-wide and six-inch-high concrete curb along the outer edge of the parking facility pavement, except where said pavement abuts a fence or wall. Curbs separating landscaped areas from parking areas shall be designed to allow stormwater runoff to pass through.

• I. 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 50% of the areas not landscaped shall be shaded, of

light-colored materials with a solar reflectance index of at least 29, or a combination of shading and light-colored materials.

1. Shade may be provided by canopies, shade structures, trees, or other equivalent mechanisms. If shade is provided by trees, the amount of required shading is to be reached within 15 years.

2. Trees shall be selected from a list provided by the Community Development Department.

• J. Lighting. Parking lot lighting shall be required for areas designed to accommodate five or more vehicles, providing a minimum of one-half foot-candle and a maximum of three foot-candles of light during the hours of use from one-half hour before dusk until one-half hour after dawn.

  1. All lighting used to illuminate an off-street parking or loading area shall be designed to direct light and glare away from any adjoining lots, residential areas, and public streets.

  2. Lighting design shall be coordinated with the landscape plan to ensure that vegetation will not substantially impair the intended illumination.

  3. Bi-level lighting shall be employed where feasible and desirable.

• K. Landscaping. Parking areas shall be landscaped in accordance with the Landscape Development Guidelines of the City of West Sacramento and/or applicable planned development standards, specific plans, or design guidelines.

• L. Circulation and Safety.

  1. Visibility. Visibility shall be ensured for pedestrians, bicyclists, and motorists entering individual parking spaces, circulating within a parking facility, and entering or leaving a parking facility.

2. Public Service Vehicles. Parking lots shall be designed so that sanitation, emergency, and other public service vehicles can provide service without backing up unreasonable distances or making other dangerous or hazardous turning movements.

   3. Pedestrian Circulation. Separate vehicular and pedestrian circulation systems shall be provided where possible. Multi-unit residential developments of five or more units must provide pedestrian access that is separate and distinct from driveways. Parking areas for commercial and mixed-use developments that are 80 feet or more in depth and/or include 25 or more parking spaces must have distinct and dedicated pedestrian access from the commercial use to parking areas and public sidewalks, according to the following standards:

      • a. Connection to Public Sidewalk. An on-site walkway shall connect the main building entry to a public sidewalk on each street frontage. Such walkway shall be the shortest practical distance between the main building entry and sidewalk, generally no more than 125% of the straightline distance.

      • b. Materials and Width. Walkways shall provide at least five feet of unobstructed width and be hard-surfaced.

      • c. Identification. Pedestrian walkways shall be clearly differentiated from driveways, parking aisles, and parking and loading spaces using elevation changes, different paving and surfacing materials, and other methods.

      • d. Separation. Where a pedestrian walkway is parallel and adjacent to an auto travel lane, it must be raised and separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barriers.

==> picture [400 x 187] intentionally omitted <==

FIGURE 17.27.090.L.3.d: PEDESTRIAN CIRCULATION

• M. Alternative Parking Area Designs. Applicants may submit alternative parking area designs to the appropriate review authority if they can demonstrate that variations in the requirements of this section are warranted to achieve environmental design and green building objectives, including, but not limited to, achieving certification under the LEED Green Building Rating System or equivalent, an alternative parking area design may be approved.

• N. Maintenance. Parking lots, including landscaped areas, driveways, and loading areas, shall be maintained free of refuse, debris, or other accumulated matter and shall always be kept in good repair.

• (Ord. 19-1 § 3)