Accessible off-street parking and loading areas shall be provided and maintained for all uses based on the anticipated occupancy of a given building, structure, or area of land, with an exception allowed in the case of certain substandard properties developed with a single-family residential use.

The requirements of this chapter shall be applied and evidence of compliance provided prior to issuance of any building permit, final inspection, business license or other approval by the city or its authorized agent which would authorize the construction or expansion of any building or structure or any change in type or intensity of use or occupancy which would require an increase in the number of parking spaces provided.

At the time an existing use is expanded or changed to another use, the regulations apply only to that portion of the development initiated after adoption of this chapter, with the following exceptions:

When an existing use provides inadequate parking according to the adopted code, and a change is proposed to a use which requires additional parking, an incremental increase in parking shall be provided which is equal to the difference between what is required for the old use and the new use.

Example: 5,000 square feet of retail space with 12 existing parking spaces (17 spaces required by code) being converted to a restaurant seating 80 people (20 spaces required by code) must provide three more spaces (total 15 required parking spaces).

Building permits may be issued for the repair and/or rehabilitation of existing single-family residences without requiring compliance with the off-street parking provisions of this chapter.

Building permits may be issued for the remodeling and/or enlargement of existing single-family residences which do not have two off-street parking spaces in accordance with the provisions of this chapter, subject to the following considerations:

When two or more uses are located in the same building or on the same parcel, the required number of parking spaces equals the sum of the separate requirements for each use.

An adequate number of parking spaces shall be provided and designated for use by physically handicapped persons, as specified in Title 24, California Administrative Code. These spaces shall be complete with required access areas and ramps as necessary to facilitate use by handicapped persons.

An adequate number of oversize parking spaces and/or loading areas suitable for delivery trucks and recreational vehicles shall be provided for the type and size of facility served, subject to the approval of the planning commission.

Parking space requirements for particular uses are as listed in the following table. For uses not listed, the city planner shall determine if the proposed use is similar to a listed use. If a similar use is listed, the standard for that use shall be applied. If the city planner determines no similar use is listed, the planning commission shall determine the appropriate number of required parking spaces:

Any required off-street parking spaces for residential uses shall not be located in any side yard setback, street, required access drive (other than dwelling driveways), or in sight distance area as specified in BMC § 14.110.060, except that on corner lots, such spaces may be located within the side yard setback that is adjacent to the street, subject to compliance with other provisions of this code.

A parking lot in conjunction with a use requiring off-street parking may be located on a separate lot, subject to approval of the planning commission and execution of a reciprocal parking agreement which stipulates the right of the property to be used for parking purposes to serve the specified use/property.

Off-street parking lots in conjunction with commercial or other nonresidential uses may be permitted in residential districts on properties adjoining commercial districts; provided, that no access to the parking lot is established on any residential frontage, that yard regulations for the residential district are applied to the parking lot and that screening deemed suitable by the planning commission is erected. Any parking lot in any residential district shall be subject to provisions for design review in this title.

Off-street parking lots shall be subject to design review.

Minimum dimensions of a parking space shall be as follows:

All required parking spaces and access drives shall be paved with asphalt, concrete or a similar durable dust-free surface.

Any lighting of off-street parking areas shall be directed and designed so as to prevent glare, ensure privacy of adjacent uses, and maintain safe conditions for vehicular traffic.

Except as provided for in subsection (2) of this section, all required off-street parking spaces shall be so located as to be independently accessible by automobiles and light trucks.

In special or hardship circumstances, when approved by the planning commission, required parking spaces may be arranged in tandem, with one space located behind another parking space. This provision is intended only for situations such as existing substandard lots where it is determined by the planning commission that it is not practical or feasible to provide conventional independently accessible spaces in accordance with subsection (1) of this section.

Where three or more off-street parking spaces share access to a public street, the spaces and access shall be designed so that vehicles do not have to back out into a public street.

Landscaping within parking lots shall include trees from the city of Biggs approved tree list and shall be planted in density and arrangement such that 50 percent of the parking lot will be shaded at midday within 10 years of landscape installation.

Parking areas serving residential or commercial facilities shall be landscaped compatibly with surrounding uses and landscape designs shall be approved by the planning commission or the city planner. Plans for parking lots with less than 10 parking spaces may be reviewed by the city planner, while plans for lots with 10 or more spaces shall be reviewed by the planning commission.

In recognition of existing land use patterns, the limited amount of available undeveloped land for off-street parking, and the city's desire to support and foster businesses in existing, vacant buildings, the off-street parking requirements imposed by this chapter for businesses located within the downtown (B Street) mixed-use district are modified as described below:

Off-street parking requirements for new businesses located in the B Street commercial district shall be met by improving available sites along existing alleys located immediately to the north and south of B Street and in other areas adjacent to the commercial district, subject to the following requirements:

When no feasible alternative exists for developing off-street parking, the business applicant may pay a fee, as established by resolution of the city council, to contribute to the improvement of off-street parking to serve the B Street commercial district.

All provisions in this section apply to the reuse of an existing structure within the area defined as the B Street commercial district. Where construction of new buildings occurs, the typical parking requirements, as listed in BMC § 14.130.040, shall apply. Where new construction is limited to an addition to an existing structure or remodeling of an existing structure within the B Street commercial district, the provisions of this section would apply.