In order to attempt to reduce traffic congestion and a shortage of curb spaces, off-street parking and off-street loading facilities shall be required as a part of new land uses and major alterations and expansion of existing land uses. Off-street parking and loading areas are intended to be laid out in a manner which will ensure their usefulness, protect the public safety, and where appropriate, insulate surrounding land uses from their impact.

(Ord. No. 491-18, § 2(Exh. A), 10-9-2018)

The parking and loading standards in this chapter shall apply to all zone districts, unless otherwise specified.

(Ord. No. 491-18, § 2(Exh. A), 10-9-2018)

The land areas set aside for parking to meet the provisions of this chapter shall be usable and accessible for the type of off-street parking that is required. Off-street vehicle parking is restricted to only approved off-street parking facilities as designed and developed in accordance with this chapter.

(Ord. No. 491-18, § 2(Exh. A), 10-9-2018)

A.

At the time of initial occupancy of a site or any existing structure, or of the construction of a building, or of a major alteration or expansion of a site or building, or a change in the use of property that requires additional parking spaces, the number of off-street parking facilities for vehicles shall be provided in accordance with Table 18.54.040.

B.

For the purposes of this section, square feet shall mean the gross square feet of a building. Employees shall mean the expected number of employees determined at the time a use commences.

C.

If, in the application of the requirements of this section, a fractional number is obtained, one parking space shall be provided for a fraction of one-half or more, and no parking space shall be required for a fraction of less than one-half.

Table 18.54.040

(Ord. No. 491-18, § 2(Exh. A), 10-9-2018; Ord. No. 503-20, § 2(Atts. 2, 4), 10-27-2020; Ord. No. 529-25, § 1(Exh. A), 6-24-2025)

A.

No additional parking spaces shall be required for a change in use or a building enlargement of less than one thousand square feet in an existing building located within the Downtown Mixed Use zone.

B.

In the event a change in use requires an increase of two or less off-street parking spaces, no additional parking spaces shall be required.

C.

No additional off-street parking facilities shall be required solely because of the remodeling of an existing use or building, unless there is a change in use or increase in floor area or other unit of measurement as the result of such remodeling.

D.

The total requirements for off-street parking facilities for a mixed-use development shall be the sum of the requirements for the various uses computed separately. Off-street parking facilities for one use shall not be considered as providing required parking facilities for any other use, except as specifically allowed in this chapter.

E.

Parking lots with forty or more spaces may substitute standard parking spaces with motorcycle spaces if they are located within one hundred fifty feet of a building entry. One required standard space may be replaced with a motorcycle space for each forty required spaces.

F.

No existing land use or structure shall be deemed to be a nonconforming use solely because of the lack of off-street parking or off-street loading facilities prescribed in this chapter.

(Ord. No. 491-18, § 2(Exh. A), 10-9-2018)

The director, upon a written application by the owner or lessee of any property, may authorize the joint use of parking facilities when all of the following are met:

A.

No more than seventy-five percent of the parking facilities required by this chapter for a primarily daytime (or weekday) use will be provided by the parking facilities of a primarily nighttime (or weekend) use, or alternatively, no more than seventy-five percent of the parking facilities required by this chapter for a primarily nighttime (or weekend) use may be provided by the parking facilities of a primarily daytime (or weekday) use. Banks, offices, retail stores, all manufacturing uses, and similar uses are considered typical daytime uses. Theaters, bars, and auditoriums are considered nighttime uses.

B.

The building or use for which an application is made for authority to utilize the existing off-street parking facilities provided by another building or use shall be located within two hundred feet of such parking facility.

C.

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

D.

If the building, structures, or improvements requiring the parking spaces is located on a different lot or parcel from the property upon which the required parking spaces are located, the owner(s) of the properties shall enter into an agreement, in a form approved by the city. The agreement shall name the city as a third-party beneficiary and shall state that the purpose of the agreement is to satisfy the requirements of this chapter. The agreement shall also state that it creates a covenant that shall run with the land and that the parties thereto will maintain the required parking spaces upon the property where the parking spaces are located so long as the city requires such parking spaces for the building, structure or improvement. The agreement shall also state that the parking spaces will be used only by persons using the properties that are identified in the agreement and for no other purpose without the express prior written consent of the city. The agreement shall be recorded against title to both properties identified in the agreement so as to become an encumbrance against title to both properties.

(Ord. No. 491-18, § 2(Exh. A), 10-9-2018)

Common parking areas for uses that are not integrated shopping centers may be provided in lieu of the individual requirements contained in this chapter. Plans for such facilities shall be approved by the director as to size, shape, and relationship to the sites to be served. The total number of such off-street parking spaces shall be reduced by fifteen percent if the site has three thousand square feet or more of building floor space.

(Ord. No. 491-18, § 2(Exh. A), 10-9-2018)

In lieu of furnishing the parking spaces and facilities required by the provisions of this section for uses within the Downtown Mixed Use zone, the city may require the applicant to pay an in-lieu parking fee. The fee shall be set by resolution of the city council.

(Ord. No. 491-18, § 2(Exh. A), 10-9-2018)

A.

Off-street parking and off-street loading shall be located on the same site as the use for which they are required or on an adjoining site, except that within the Downtown Mixed Use zone may locate required off-street parking within six hundred feet of the use for which the spaces are required, measured by the shortest route of pedestrian access.

B.

All parking spaces, whether required by this chapter or in addition to that which is required, shall be located on a lot or parcel behind the front building setback and outside of a street side yard setback, except that vehicles may park on a paved driveway in the front building setback area. This requirement applies to both covered and uncovered parking areas.

C.

In the Downtown Mixed Use zone, new parking spaces shall not be located between the main building and a public street.

(Ord. No. 491-18, § 2(Exh. A), 10-9-2018)

Off-street parking facilities shall conform to the following standards and be approved by the director in accordance with Chapter 18.60:

A.

All parking areas shall have ingress and egress to and from a street or alley as required by the city's standard specifications.

B.

Sufficient room for turning and maneuvering vehicles shall be provided on the site.

C.

Developed parking areas are to be utilized by all vehicles associated with or visiting the site.

D.

The parking of vehicles on lawn, landscaped areas, or other areas not designed for parking is prohibited.

E.

Entrances and exits to parking lots and other parking facilities shall be provided only at locations approved by the director.

F.

Parking lot lighting shall be deflected away from adjoining sites so as not to cause glare to surrounding properties.

G.

No commercial repair work or servicing of vehicles shall be conducted in a parking area.

H.

Parking areas, aisles, and access drives shall be paved with a solid material so as to provide a durable, dustless surface and shall be so graded and drained as to dispose of surface water, except that longterm storage areas for vehicles in the C-S, I-L, and I-H zone districts may be surfaced with rock, gravel, granite, or solid paving.

I.

Parking areas shall be designed to the city's standard specifications and approval by the city engineer.

(Ord. No. 491-18, § 2(Exh. A), 10-9-2018)

A.

A standard parking space shall not be less than eighteen and one-half feet in length and nine feet in width, exclusive of aisles and access drives. The length of the space may be reduced by up to two feet where the top of the parking space is adjacent to low groundcover or sidewalk that allows vehicle overhang.

B.

A compact parking space shall not be less than sixteen feet in length and eight feet in width and marked for compact cars.

C.

Up to thirty percent of all parking spaces in a parking lot or parking structure may be compact parking spaces. In parking lots, there shall be no more than four compact spaces adjacent to each other.

D.

The dimensions, design, and construction of parking spaces reserved for handicapped access shall meet the latest adopted California Uniform Building Code.

E.

Motorcycle spaces shall be a minimum size of four feet by eight feet.

(Ord. No. 491-18, § 2(Exh. A), 10-9-2018)

At least one off-street loading space shall be provided in connection with a building having a gross floor area of ten thousand square feet or more and intended for a use that typically receives or delivers goods. This requirement shall not apply to a building adjacent to a public alley. The director may waive this requirement for buildings located within the Downtown Mixed Use district.

(Ord. No. 491-18, § 2(Exh. A), 10-9-2018)

Off-street loading facilities shall conform to the following standards:

A.

Clearance. Each loading berth shall have a length, width, and overhead clearance sufficient to accommodate fully the maximum expected size of vehicles used in loading or unloading operations.

B.

Turning and Maneuvering. Sufficient room for the turning and maneuvering of vehicles shall be provided on the site.

C.

Entrances and Exits. Entrances and exits shall be provided at locations approved by the city engineer.

D.

Paving, Drainage, and Grading. The loading area, access drives, and aisles shall be paved so as to provide a durable, dustless surface and shall be so graded and drained as to dispose of surface water, with the design and specifications of such work subject to city standards and the approval of the city engineer.

E.

Bumper Rails and Other Barriers. Bumper rails or other barriers shall be provided where needed for safety or to protect property as determined by the director.

F.

Lighting. If the loading area is illuminated, lighting shall be deflected away from abutting sites so as not to cause annoying glare to such sites.

G.

Location. Loading areas not permitted in front yards. A loading area shall not be located in a required front setback area. A loading area may be located in a required side or rear setback area.

H.

Restriction of Use. No commercial repair work, washing, or servicing of vehicles shall be conducted in an off-street loading area.

(Ord. No. 491-18, § 2(Exh. A), 10-9-2018)

No off-street parking or off-street loading facility provided per this chapter shall be reduced in capacity or in area without sufficient additional capacity or additional area being provided to comply with the requirements of this chapter.

(Ord. No. 491-18, § 2(Exh. A), 10-9-2018)

Where an off-street parking area located in a commercial or mixed use zone district adjoins a residential zone district or the O zone district, a solid wall or fence, approximately seven feet in height shall be located at the property line common to such districts, except in a required front setback area. The director may reduce the required height or type of screening if they find that the standard screening requirement is not necessary to protect the residential or office use from light, noise, and safety impacts.

(Ord. No. 491-18, § 2(Exh. A), 10-9-2018)

In the O zone district and in all commercial, mixed use, and industrial zone districts, not less than five percent of the interior square footage of a parking area shall be landscaped with trees and other plant materials suitable for ornamentation. Parking areas are to have one tree placed at every four lineal parking spaces. Landscaped areas shall be distributed throughout the parking area and peripheral areas to the extent practical in consideration of the size and design of the parking area. Landscaped areas shall be delineated by a six-inch-wide and six-inch-high concrete curb. Parking lots developed next to a street shall provide a landscape buffer between the street and the parking lot of at least ten feet.

(Ord. No. 491-18, § 2(Exh. A), 10-9-2018)

Parking for bicycles and low-emission vehicles shall be provided in accordance with the latest adopted version of the California Building Code.

(Ord. No. 491-18, § 2(Exh. A), 10-9-2018)

A.

It is the purpose of this section to allow, in certain cases and subject to specific design requirements, the conversion of garages and carports for living space in circumstances where the provisions of Section 18.54.040 cannot be met post-conversion. Such conversion is deemed acceptable if the following requirements are met:

1.

The site is being used as a single-family, detached, residence with a minimum lot size of five thousand square feet;

2.

The area converted shall be used as part of the main dwelling and shall not be used as a separate dwelling unit or accessory dwelling unit;

3.

The area converted shall be subject to all applicable building code requirements;

4.

The site shall be owner occupied and that such ownership shall have been in effect for a minimum of twelve months prior to approval of a conversion under this section;

5.

The garage door shall either be removed from the structure, or a wall shall be constructed behind the pre-existing garage door with the garage door remaining in place. The exterior elevation of the conversion shall be compatible in design with the existing dwelling;

6.

If the garage door is removed, some type of buffering, such as removal of a portion of the parking area for a planter area, shall be provided between the carport or garage and the remaining parking area;

7.

The remaining parking area shall have two parking spaces, each space having a minimum width of nine feet and a minimum depth of eighteen feet from the property line.

B.

The director shall approve or deny garage conversion requests based upon the requirements in this section through the administrative use permit process in Chapter 18.74. Interested individuals may appeal the decision in accordance with the appeal provisions in Chapter 18.70. Review shall be limited to compliance with the specified requirements.

(Ord. No. 491-18, § 2(Exh. A), 10-9-2018)