A.   In order to alleviate progressively or to prevent traffic congestion and shortage of curb spaces, off-street parking and off-street loading facilities shall be provided incidental to new land uses and major alterations and enlargements of existing land uses. The number of parking spaces and the number of loading berths prescribed in this Chapter, or to be prescribed by the Planning Commission, shall be in proportion to the need for such facilities created by the particular type of land use. Off-street parking and loading areas are to be laid out in the manner which will ensure their usefulness, protect the public safety and, where appropriate, insulate surrounding land uses from their impact.

Provisions of this Chapter are also intended to deal with major problems, conditions and needs which are apparent in attempting to provide sufficient off-street parking facilities in areas of intense commercial development, including:

      1.   The difficulty in assembling land by private means;

      2.   The often excessive time required in assembling land by private means;

      3.   The varying financial capabilities and traffic generating characteristics among the various types of commercial enterprise;

      4.   The importance of avoiding the development of a fragmented pattern of off-street parking facilities which may bear little relation to the needs of a commercial area as a whole;

      5.   The importance of prescribing regulations which will not inadvertently discourage private investment within the community while alleviating or preventing traffic congestion;

      6.   And the importance of achieving a reasonable distribution of burden among private interests and the public at large consistent with their individual and collective responsibilities to provide off-street parking facilities. (Ord. 527, 8-4-1997)

   A.   Parking Space Described: A parking space shall be an area for the parking of a motor vehicle, plus those additional areas and facilities required to provide for the safe ingress and egress from said space. The area set aside to meet these provisions must be usable and accessible for the type of off- street parking need which must be satisfied.

In any residential district, all motor vehicles incapable of movement under their own power, other than in cases of emergency, shall be stored in an entirely enclosed space, garage or covered parking in a multi- family residential district.

   B.   Additional Parking: Except as provided in Section 11-14-10 of this Chapter, at the time of initial occupancy of a site or of construction of a building, or of a major alteration, or enlargement of a site or building, or a change in use of property that requires additional parking, there shall be provided off-street parking facilities for automobiles in accordance with the requirements of this Section and other applicable provisions of this Chapter.

   C.   Parking Space Schedule:

      1.   Residential Uses:

         a.   One-family dwellings: Two (2) spaces for each dwelling unit, with at least one space within a garage.

         b.   Multi-family dwellings: In accordance with the following schedule with at least one covered space per unit:

 

 

         c.   Housing for the elderly: One space for each dwelling unit, provided that sufficient space shall be set aside for one and one-half (11/2) spaces for each dwelling unit in the event of a change of use to nonelderly housing.

         d.   Private clubs, fraternity houses, sorority houses, lodging houses and rooming houses: One space for each two (2) beds.

         e.   Motels and hotels: One space for each guestroom, plus one space for each employee.

      2.   Uses Within The Central Commercial District And Downtown District:

         a.   Parking requirements provided under subsections C3 and C4 of this section, for commercial and industrial uses shall apply and govern for uses within the central commercial district and downtown district.

      3.   Uses Within Integrated Shopping Centers:

         a.   Uses within an integrated shopping center located within an area designated by neighborhood, central or community commercial and downtown district by the general plan, involving a combination of any three (3) or more retail uses permitted within the CN or CC district for which building area, off street parking, off street loading, landscaping, lighting and other features are developed, managed and maintained as if a single unit: Three (3) spaces for each one thousand (1,000) square feet of gross leasable area.

         b.   Uses not within an integrated shopping center as defined under subsection C3a of this section: The number of spaces otherwise required for the type of use by provisions of this chapter.

      4.   Commercial And Industrial Uses:

         a.   Banks: One space for each three hundred (300) square feet of floor area.

         b.   Business and professional offices (not including medical or public administrative offices): One space for each four hundred (400) square feet of floor area.

         c.   Retail stores:

            (1)   Food: One space for each one hundred fifty (150) square feet of floor area;

            (2)   Minimarket food stores: One space for each three hundred (300) square feet of floor area for stores under two thousand (2,000) square feet of gross floor area. (Ord. 527, 8-4-1997)

            (3)   Convenience/minimarkets: Spaces at pump islands may be counted, but not to exceed four (4) spaces. The minimum number of parking spaces required by this code shall be provided on site but there must be a minimum of at least five (5) on site spaces that are not located at pump islands. (Ord. 598, 9-4-2007)

         d.   Retail stores, other than food, and personal service establishments: One space for each two hundred (200) square feet of floor space.

         e.   Retail stores which handle only bulky merchandise such as furniture, household appliances, motor vehicles, farm implements and machinery: One space for each six hundred (600) square feet of floor area.

         f.   Service commercial establishments, repair shops and wholesale establishments: One space for each six hundred (600) square feet of floor area, or one space for each two (2) employees, whichever number is the greatest.

         g.   Commercial and industrial uses conducted primarily outside of buildings: One space for each two (2) employees of the maximum working shift.

         h.   Manufacturing plants and other industrial uses: One space for each two (2) employees of the maximum working shift.

      5.   Utility Uses:

         a.   Electric distribution substations, electric transmission substations, gas regulator stations, public utility pumping stations, reservoirs, water or gas storage tank farms, sewage treatment plants and other public utility buildings and uses: 1 space for each 3 employees of the maximum working shift, plus 1 space for each company vehicle stored on the site. Where such facility is unmanned, no spaces need be provided.

      6.   Health Uses:

         a.   Medical and dental offices or clinics, including, but not limited to, chiropractors, dentists, doctors, physical therapists, optometrists, psychiatrists, and similar professions: 3 spaces for each practitioner, plus 1 space for each employee or 1 space for each 250 square feet of floor area, whichever is greater.

         b.   Rest homes, nursing homes, convalescent homes, homes for the aged: 1 space for each employee of the daytime shift, plus 1 space for each 4 beds.

         c.   Charitable and religious institutions providing sleeping accommodations: 1 space for each employee and 1 space for each 4 beds.

         d.   Hospitals: 1 space for each 4 beds and 1 space for each 2 employees of the maximum working shift, plus 1 space for each doctor.

      7.   Places Of Assembly:

         a.   Cafe, restaurant or other establishment for the sale and consumption on the premises of food and beverages: 1 space for each 4 seats.

         b.   Drive-in restaurants: 1 space for each 2 seats in an organized area interior or exterior to the structure, plus 1 space for each employee using the maximum number of employees on any daily work shift.

         c.   Auditoriums (except school auditoriums), churches, mortuaries, sports arenas and stadiums, dance halls, private clubs and lodges: 1 space for each 50 square feet of floor area used for seating if seats are not fixed, or 1 space for each 4 seats. School classrooms associated with a church do not require parking in addition to that required for church seating.

         d.   Theaters: 1 space for each 5 seats.

         e.   Bowling alleys: 4 spaces for each alley, plus 1 space for each 4 seats devoted to restaurant and/or cocktail lounge, plus 1 space for each employee of the maximum working shift.

         f.   Other places of assembly without fixed seats: 1 space for each 50 square feet of floor area used for assembly, plus 1 space for each employee of the maximum working shift.

      8.   Educational Uses:

         a.   Public and private elementary and junior high schools: 1 space for each employee including teachers, administrators, and custodians, plus sufficient space for safe and convenient bus loading and unloading of students as determined by the Planning Director.

         b.   High schools: 1 space for each employee including teachers, administrators and custodians, plus 1 space for each 10 students enrolled, plus sufficient space for safe and convenient bus loading and unloading of students as determined by the Planning Director.

         c.   Colleges: 1 space for each employee including teachers, administrators and custodians, plus 1 space for each 5 students enrolled.

         d.   Nursery schools: 1 space for each employee plus sufficient space for safe and convenient loading and unloading of students as determined by the Planning Director.

         e.   Business, professional and trade schools and colleges, art, craft, music and dancing schools: 1 space for each employee including teachers and administrators, plus 1 space for each 3 adult students.

      9.   Public Use:

         a.   City, County, special district, State and Federal administrative offices: 1 space for each 2 employees, plus 1 space for each 1,000 square feet of floor area.

         b.   Public buildings and grounds other than administrative offices and educational uses: 1 space for each 2 employees of the maximum working shift, plus the number of additional spaces required by the Planning Director.

      10.   Transportation Terminals And Facilities:

         a.   Airports, heliports, bus depots, taxi stations, railroad stations and yards, truck terminals: 1 space for each employee of the maximum working shift, plus the number of additional spaces prescribed by the Planning Director.

      11.   Miscellaneous Uses: For a use not specified in the above parking spaces schedule, the same number of parking spaces shall be provided, as determined by the Planning Director, as are required for the most similar specified use.

      12.   Exceptions To Off-Street Parking Requirements: Where an existing building is on land classified in a CC or CD District, one-half (1/2) of the requirements of this Chapter pertaining to off-street parking shall be waived. However, land that becomes vacant or cleared for development or redevelopment in a CC or CD District will be subject to full parking requirements.

Additional exceptions to parking requirements may be allowed by the Planning Director in the CD District where such uses comply with a downtown master plan adopted by the City and where the City has enacted such off-street parking programs.

No existing building shall be altered or reconstructed so as to increase the amount of floor space unless full parking requirements are satisfied for the additional floor space.

   D.   Units Of Measurement:

      1.   For the purposes of this Chapter, "floor area" shall mean the floor area used, or intended to be used, for service to the public as customers, patrons, clients or patients, or as tenants, including areas occupied by fixtures and equipment used for the display or sale of merchandise. It shall not include areas used principally for nonpublic use, including storage, or administrative offices incidental to a commercial use.

      2.   In outdoor or indoor places of assembly, in which patrons or spectators occupy benches, pews or other similar seating facilities, each twenty four inches (24") of such seating facility shall be counted as one seat for the purposes of determining requirements for off-street parking.

      3.   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 (1/2) or more, and no parking space shall be required for a fraction of less than one-half (1/2).

   E.   Change In Use; Additions And Enlargements: Whenever there is a change in use, or increase in floor area, or other unit of measurement specified herein, and such change, increase, or other unit of measurement is such that it creates a need for an increase in the number of off-street parking spaces by ten percent (10%) or more, such increase in off-street parking facilities shall be provided on the basis of the increased requirements of the new use, or on the basis of the total increase in floor area, or in other units of measurement; provided however, that in case a change in use creates a need for an increase of two (2) or less off-street parking spaces, no additional parking facilities shall be required.

   F.   Remodeling: 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 for which additional facilities are required in accordance with the provisions of subsection E of this Section.

   G.   Mixed Uses: 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 use shall not be considered as providing required parking facilities for any other use except as herein specified for joint use and uses within integrated shopping centers and Central Business District.

   H.   Joint Use: The Planning Director may, upon written application by the owner or lessee of any property, authorize the joint use of parking facilities by the following uses or activities under the conditions specified herein:

      1.   Seventy five percent (75%) of the parking facilities required by this Chapter for a use considered to be primarily a daytime use may be provided by the parking facilities of a use considered to be primarily a nighttime use, and seventy five percent (75%) of the parking facilities required by this Chapter for a use considered to be primarily a nighttime use may be provided by the parking facilities of a use considered to be primarily a daytime use; provided, however, that such parking area shall meet the conditions set forth in subsection H3 of this Section.

      2.   The following uses are typical daytime uses: banks, business offices, retail stores, personal service shops, clothing or shoe repair or service shops, manufacturing or wholesale buildings and similar uses. The following uses are typical nighttime uses: dance halls, theaters, auditoriums.

      3.   The following are conditions required for joint use:

         a.   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 two hundred feet (200') of such parking facility.

         b.   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.

         c.   If the building, structure or improvement requiring parking space is in one ownership and the required parking space provided is in another ownership, partially or wholly, there shall be a recording in the office of the County Recorder of a covenant by such owners for the benefit of the City, in a form approved by the City, that such owner or owners will continue to maintain such parking space so long as said building structure or improvement is maintained by said owner within said City. The covenant herein required shall stipulate that the title to and right to use the parcel or parcels upon which the parking space is to be provided will be subservient to the title to the premises upon which the building is to be erected and that said parcel or parcels are not and will not be made subject to any other covenant or contract for use without prior written consent of the City.

   I.   Common Facilities: Common parking facilities may be provided in lieu of the individual requirements contained herein, but such facilities shall be approved by the Planning Commission as to size, shape and relationship to sites to be served. The total of such off-street parking spaces, when used together, shall not be less than the sum required for the various uses computed separately, except as follows:

      1.   Where joint use is allowed.

      2.   When such common parking facility is to occupy a site three thousand (3,000) square feet or more, a fifteen percent (15%) reduction in the total number of spaces shall be permitted.

      3.   Where the provisions of subsection H2 and H3 of this Section shall apply. (Ord. 527, 8-4-1997)

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

   A.   All parking areas shall have adequate ingress and egress to and from a street or alley. Sufficient room for turning and maneuvering vehicles shall be provided on the site. Bumper rails or other barriers shall be provided where needed for safety or to protect property, as determined by the City Engineer.

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

   C.   Each parking space shall be not less than twenty feet (20') in length and nine feet (9') in width, exclusive of aisles and access drives, except that up to forty percent (40%) of all spaces may be provided for compact cars with such spaces not less than seventeen feet (17') in length and eight feet (8') in width, and marked for compact cars. Spaces for the handicapped shall meet Federal ADA standards.

   D.   Parking lot lighting shall be deflected away from abutting sites so as not to cause annoying glare to such sites.

   E.   No commercial repair work or servicing of vehicles shall be conducted on a parking site.

   F.   The parking area, aisles and access drives 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.

   G.   The requirements of this Section shall apply to all uses for which a site plan must be approved in accordance with the provisions of Chapter 20 of this Title. (Ord. 527, 8-4-1997)

In any district, in connection with every building or part thereof hereafter erected and having a gross floor area of ten thousand (10,000) square feet or more, which is to be occupied by manufacturing, storage, warehouse, goods display, retail store, wholesale store, market, hotel, hospital, mortuary, laundry, dry cleaning or other uses similarly requiring the receipt or distribution by vehicles of materials or merchandise, there shall be provided and maintained, on the same parcel with such building, at least one off-street loading space, plus one additional off-street loading space for each twenty thousand (20,000) square feet or major fraction thereof of gross floor area. (Ord. 527, 8-4-1997)

Off-street loading facilities provided in compliance with Section 11-14-4 of this Chapter shall conform with the following standards:

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

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

   C.   Entrances and exits shall be provided at locations approved by the City Engineer.

   D.   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 approval of the City Engineer.

   E.   Bumper rails or other barriers shall be provided where needed for safety or to protect property, as determined by the City Engineer.

   F.   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.   A loading area shall not be located in a required front yard. A loading area may be located in a required side or rear yard.

   H.   No commercial repair work or servicing of vehicles shall be conducted in an off-street loading area. (Ord. 527, 8-4-1997)

Off-street parking and off-street loading facilities prescribed in Sections 11-14-2 and 11-14-4 of this Chapter shall be located on the same site with the use for which the berths are required or on an adjoining site, except that in the CC District, located within the Central Business District, off-street parking facilities prescribed in Section 11-14-2 of this Chapter may be located within six hundred feet (600') of the use for which the spaces are required, measured by the shortest route of pedestrian access. No off- street loading space shall be required where buildings are served by a public alley. (Ord. 527, 8-4-1997)

   A.   Where an off-street parking area in a C District adjoins a UR, RA, R, RM, or PO District, a solid wall or fence, vine- covered open fence, or compact evergreen hedge six feet (6') in height, or such other height or type of screening device as may be required by the Planning Department, shall be located on the property line common to such districts, except in a required front yard.

   B.   In a PO, C or I District, not less than five percent (5%) of the interior of an improved parking area shall be landscaped with trees and other plant materials suitable for ornamentation. Landscaped areas shall be distributed throughout the parking area to the extent practical in consideration of the size and design of the parking area. (Ord. 527, 8-4-1997)

No existing use of land or structure shall be deemed to be a nonconforming use solely because of lack of off-street parking facilities or off-street loading facilities prescribed in the Chapter; provided, however, that facilities being used for off-street parking and off-street loading at the time of the adoption of this Code shall not be reduced in capacity to less than the number of spaces or berths or reduced to less than the minimum standards prescribed in this Chapter. Where an existing use is expanded, the parking requirements of this Chapter shall apply only to the addition. (Ord. 527, 8-4-1997)

No off-street parking facility or off-street loading facilities provided for a use of land or structure in compliance with this Chapter shall be reduced in capacity or in area without sufficient additional capacity or additional area being provided to comply with the regulations of this Chapter. (Ord. 527, 8-4-1997)

None of the provisions of this Code which require the provision of off-street parking and off-street loading spaces in connection with the use of property for commercial or industrial purposes shall apply to any parcel or property which is located within any vehicle parking district hereafter formed and existing under the provisions of any parking district act approved by the City Council and where parking and loading facilities provided by such district are determined by the City Council to be adequate to serve the district. (Ord. 527, 8-4-1997)

   A.   Definitions: For the purpose of this Section, the following definitions are hereby adopted:

   FRONT YARD: That portion of a lot between the front lot line and the front of the principal building on the lot, and extending to both side lot lines.

   REAR YARD: That portion of a lot between the rear lot line and the back of the principal building on the lot, and extending to both side lot lines.

   RECREATIONAL VEHICLE: Shall include, but not be limited to, motor home, travel trailer, truck cab-over camper (excluding when used primarily for transportation on a daily basis), or camping trailer, designed for recreation and/or human habitation, boat, boat trailer, dune buggy, or detached camper shell. "Recreational vehicle" shall mean a vehicular unit not exceeding forty feet (40') in overall length, eight feet (8') in width, or thirteen and one-half feet (131/2') in overall height, primarily designated for recreational, camping, or travel use; either under its own motive power or by design to be mounted on or drawn by automotive means.

   SIDE YARD: That portion of a lot not surrounded by buildings on the lot and not in the front or rear yard.

   B.   Parking And Storage: Recreational vehicles may be parked or stored in any of the Residential (R) Districts subject to the following conditions:

      1.   That parking shall be permitted within any enclosed structure or carport, which otherwise conforms to the zoning requirements of the particular zone where located or in a rear yard.

      2.   That parking shall be permitted in a side yard only where access to the rear yard is restrictive to the extent of imposing unreasonable difficulty. The construction, modification, or demolition of a fence, or removal or modification of landscaping shall not be considered unreasonable.

      3.   That parking shall be permitted in a front yard only where the use of rear and side yard is unreasonable for that purpose due to physical or dimensional characteristics of the lot. The construction, modification or demolition of a fence, or removal or modification of landscaping (except for existing trees 6 inches in diameter 2 feet above ground level) shall not be considered unreasonable. A corner lot shall normally be deemed to have reasonable access to the rear or side yard. Parking in front yard areas shall be limited to two (2) recreational vehicles provided:

         a.   That parking surfaces shall be all weather; i.e., gravel, decomposed granite, asphalt paving, or concrete, when used in a front yard area or an area visible from a public right of way.

         b.   That a bona fide guest(s) on the property which is owned by or leased to the host person may occupy or use a recreational vehicle for habitation purposes for a period not to exceed fourteen (14) consecutive days; excepting therefrom where unforeseen circumstances necessitate consideration of periods of time in excess of the limit. Said discretionary determinations shall be considered by the Planning Director.

         c.   That within multi-family developments involving twenty (20) or more dwelling units, centralized parking for recreational vehicles shall be provided at the ratio of one RV parking space for each ten (10) dwelling units.

         d.   That the recreational vehicle and the area of storage shall be maintained in a clean, neat, and presentable manner, and the equipment shall be in a stable condition at all times, and properly licensed or registered as required by the State.

   C.   Appeals: A decision by the Planning Director may be appealed in writing by the applicant or any interested party. An appeal shall be filed consistent with the procedure in Chapter 18 of this Title. (Ord. 527, 8-4-1997)