The purpose of this chapter is to provide for adequate off street parking and loading standards, to ensure that parking spaces are suitably maintained and available for the use of the occupants of the site and to mitigate associated on street parking and traffic circulation problems throughout the City. (Ord. 1444, 8-3-2010)

   A.   The provisions of this chapter apply in all zones of the City unless specifically provided otherwise in an adopted specific plan.

   B.   The provisions of this chapter apply at the time a building or structure is erected, altered, or expanded, or when the use is established, changed or expanded.

   C.   Parking spaces and loading spaces established by this chapter must be improved as required by this chapter before new buildings or structures are occupied or existing buildings or structures are expanded or modified for a new use.

   D.   The provisions of this chapter apply to parking facilities for authorized temporary uses or special events, except where specifically exempted by the Director of Community Development. (Ord. 1444, 8-3-2010; amd. Ord. 1620, 11-17-2020; Ord. 1639, 9-20-2022)

   A.   Compliance: It is unlawful for any person to violate any part of this chapter including, without limitation, any discretionary or ministerial permit issued by the City pursuant to this Code or chapter.

   B.   Availability: It is unlawful for required parking to be utilized in any manner inconsistent with the lawful uses of property including, without limitation, rendering it unavailable for property occupants, patrons, or visitors of a building or use during normal hours of operation. This meaning shall not be construed to prohibit security devices.

   C.   Maintenance: Parking spaces, driveways, maneuvering aisles, turnaround areas, and landscaping areas must be maintained free of debris, graffiti, and litter; and striping, paving, walls light standards, and all other facilities must be maintained in good condition.

   D.   Location Of Parking: All required parking must be located on the same lot or building site as the uses for which such spaces are required, unless an off site parking covenant is approved in compliance with this chapter.

   E.   Mixed Or Multiple Uses And/Or Occupancies: A site with multiple uses or mixed occupancies must provide the aggregate number of parking spaces required by this chapter for each separate use. On site parking spaces for one use cannot be considered as providing required parking spaces for any other use, except when authorized through an off site parking covenant in accordance with this chapter.

   F.   Fractional Spaces: Where the application of cumulative parking requirements results in a fractional space, then the fractions are rounded to the nearest whole number.

   G.   Expansion Or Remodeling Of Building, Or Change In Use:

      1.   Expansion Of Building Or Use, Generally: Upon change or expansion of a building, or outdoor use area resulting in additional floor area devoted to a use, additional outdoor use area, or an increase in the number of dwelling units on a lot, additional parking and loading spaces must be provided only for the additional floor area, outdoor use area, or residential units without diminishing the existing parking, unless such parking exceeds the requirements of this chapter.

      2.   Addition Of Floor Area To A Dwelling Unit: Notwithstanding any other provision of this chapter, the cumulative addition of one thousand (1,000) square feet of floor area to a residential unit upon the effective date hereof must comply with the minimum parking requirements for residential units as established in this chapter.

      3.   Change Of Use, Generally: When the use of a building changes to another use that is required to have the same number of parking spaces, no additional parking spaces are required for the new use, regardless of the number of spaces provided by the previous use, if the previous use was legally established and the number of spaces has not decreased. When a change in use requires more off street parking than the previous use, additional parking spaces must be provided equal in number to the difference between the total number of spaces required by the new use and the number of spaces required for the immediately previous use. When a change in use requires less off street parking than the previous use, no additional parking spaces are required.

   H.   Off-Site Parking:

      1.   Applicability/authority: The Director may approve off-site parking locations within the City for nonresidential uses to meet the parking requirements of this chapter subject to the process set forth in Chapter 23 of this Title. Such off-site parking locations must be secured with a covenant, approved by the City Attorney, and recorded in the County Recorder's Office before the City issues building permits. The parking covenant may include such conditions as the Director may lawfully impose. The Director may refer decisions on off-site parking requests to the Planning Commission at his discretion.

      2.   Off-Site Parking Findings of Approval: Requests for off-site parking must meet the following requirements:

         a.   The off-site parking must be located so that it will adequately serve the use for which it is intended. In making this determination, the following factors, among other things, must be considered:

            (1)   Proximity of the off-site parking facilities (i.e., 750 feet is a reasonable maximum walking distance for high turnover uses such as retail sales, services and restaurants);

            (2)   Ease of pedestrian access to the off-site parking facilities;

            (3)   Provisions for transportation to and from the off-site parking facility (e.g., shuttle or valet services);

            (4)   The type of use the off-site parking facilities are intended to serve.

         b.   The off-site parking spaces must be surplus to the required parking spaces for uses at the off-site location, unless an adjustment is approved based on an approved parking demand study pursuant to Sections 15-15-3(J) and 15-15-6(C) of this chapter.

   I.   Joint Use/Shared Parking: Uses that share parking facilities on the same lot may be granted parking space reductions when they have significantly different peak hours of operation. Joint use/shared parking reductions may be granted in compliance with this chapter (reductions in the number of required parking spaces).

   J.   Parking Exceptions:

      1.   Director Review: The Director may review and approve requests for adjustments from the requirements of this chapter as provided in Chapters 22 and 23, of this title including, the design and layout of parking facilities; the required number of parking spaces; the dimensions of parking spaces; the type of loading spaces required; aisles; driveways and curb cuts; paving materials and colors; and striping. The types and extent of adjustments the Director is authorized to review are specified in sections 15-15-5, 15-15-6, and 15-15-7 of this chapter.

      2.   Planning Commission Review: The Planning Commission must review requests for adjustments that are referred to it by the Director at a public hearing as set forth in Chapter 28 of this title.

   K.   Failure To Maintain Required Parking: In the event on site parking and loading area facilities required to be provided under this Code are not maintained for licensed vehicle parking and truck loading area purposes to the extent required, the Director of Community Development may revoke a certificate of occupancy for structures that fail to maintain required on site parking and loading facilities. The Director of Development Services must provide a property owner at least ninety (90) days to comply with this Code, including any ministerial or discretionary permits as to parking if it appears that a violation was reasonably beyond the control of the person required to comply with this chapter. Should a certificate of occupancy be revoked, the premises affected cannot be occupied or used for any purpose until a new certificate of occupancy is issued. (Ord. 1444, 8-3-2010; amd. Ord. 1551, 8-15-2017; Ord. 1620, 11-17-2020; Ord. 1629, 11-16-2021; Ord. 1639, 9-20-2022)

   A.   A person seeking a building permit, change of occupancy, or change in design to a parking and loading area must submit a parking and loading area plan, in a form approved by the Director of Community Development, to the Director of Community Development. The plans must clearly indicate the location, size, shape and design, of all curb cuts, lighting, landscaping, and parking spaces in full compliance with Code requirements.

   B.   The City cannot issue a building permit until the applicant presents satisfactory evidence to the Director of Community Development that parking and loading facilities required by the provisions of this chapter will be provided and maintained. (Ord. 1444, 8-3-2010; amd. Ord. 1620, 11-17-2020; Ord. 1639, 9-20-2022)

   A.   Access and Circulation:

      1.   Design: Parking facilities must be designed so that a car within a facility will not have to enter a street to move from one location to any other location within the same facility.

      2.   Exit: Parking facilities in nonresidential zones must be designed in such a manner that any vehicle on the property will be able to exit from the property traveling in a forward direction. However, vehicles may exit onto an alley traveling in a reverse direction.

      3.   The Director may approve adjustments from the site access and circulation standards as provided in Chapters 22 and 23 of this title.

   B.   Driveway And Parking Area Paving And Surfacing: All permanent on site parking, loading, vehicle storage and vehicle sales areas must be paved with approved concrete or asphaltic concrete. On-site parking areas to be used for not longer than one year must be surfaced and maintained with an impervious material acceptable to the Director so as to eliminate dust and mud. All on-site parking areas must be graded and drained so as to dispose of all surface water in accordance with the applicable stormwater regulations. Acceptable alternative paving materials include decorative concrete, permeable concrete, grasscrete, brick, or similar material of equivalent durability. The Director may approve adjustments from the driveway and parking area paving standards for non-standard roadbed construction and alternative roadway surfaces (such as drivable reinforced turf) as provided in Chapters 22 and 23 of this title.

   C.   Parking Area Striping: All parking spaces must be clearly striped with white, double four-inch wide stripes, one foot apart. The Director may approve adjustments from the parking area striping standards as provided in Chapters 22 and 23 of this title. The alternative designs may include the use of colored concrete and other decorative materials provided that alternative striping options clearly identify parking spaces and distinguish them from adjoining walkways and drive aisles.

   FIGURE 1 - PARKING AREA STRIPING

   D.   Parking Space Location:

      1.   Residential:

         a.   Required parking spaces, excepting guest spaces, must be located within a garage or carport as required in Subsection S of this Section.

         b.   No required guest parking space may be located, in whole or in part, in a required front yard or front two-thirds of a required side yard.

      2.   Nonresidential:

         a.   Parking spaces may encroach into a required street-facing setback up to a maximum of 50 percent of the required setback area, provided a minimum landscaped setback of five feet is maintained. Parking spaces may encroach into a required interior side and rear setback up to the interior side or rear property line, provided that the interior side and rear property line does not abut a public or private street.

         b.   Parking spaces that back up directly into a driveway entrance must maintain a minimum landscaped setback of 20 feet from any street facing property line.

         c.   Where vehicular access is provided by an alley, parking may intrude into the required rear yard; provided, however, the amount of setback intruded upon must be replaced by increasing the other required yards on site by an equivalent amount.

   FIGURE 2 - PARKING SPACE LOCATION

   E.   Parking Lot Slope: The maximum slope for parking lots is five percent. The Director may approve adjustments from the parking lot slope standard as provided in, Chapters 22 and 23 of this title.

   F.   Lighting:

      1.   Lights provided to illuminate any parking area or vehicle sales areas as permitted by this Code must be arranged so as to direct the light away from any premises upon which a residential dwelling unit is located.

      2.   Parking area light standards located within 50 feet of a property line must not exceed 25 feet in height.

      3.   The Director may approve adjustments from the lighting standards.

   G.   Landscaping:

      1.   All new or substantially redesigned parking areas must provide landscaping as provided in chapter 2, “General Provisions”, of this title.

   H.   Parking Space Dimensions:

      1.   Minimum Interior Dimensions:

 

      2.    Single-Family Dwellings:

         a.    Two-car garages must have minimum interior dimensions of 20 feet by 20 feet, except for narrow lots as indicated below.

   FIGURE 4 - SINGLE-FAMILY DWELLING GARAGE

         b.   Individual garages must not exceed 900 square feet in size or a four car capacity, whichever is less. Subterranean garages and semi-subterranean garages that meet the definition of a basement are exempt from this requirement.

      3.    The Director may approve adjustments to the parking space dimensions standards as provided in Chapters 22 and 23 of this title.

   I.   Compact Spaces: Compact parking is allowed for office, industrial, hotel, and recreational uses up to a maximum of 20 percent of required parking spaces. Parking provided in excess of the required number may be compact in size. Compact spaces cannot be allowed for retail uses.

   J.   Tandem Spaces: All tandem parking spaces, where allowed, must be clearly outlined on the surface of the parking facility.

   TANDEM SPACES PERMITTED

 

 

The Director may approve adjustments to the required number and standards for tandem parking spaces as provided in Chapters 22 and 23 of this title, subject to conditions. The conditions may include recording of a covenant agreement, requiring a parking attendant, requiring valet service, and other operational conditions. The Director may also approve tandem parking in excess of the above limits for permitted temporary uses and/or special events.

   K.   Parking Clearance and Obstructions:

      1.   Vertical Clearance: The minimum vertical clearance for all parking areas must be seven feet.

         a.   Exceptions: Storage cabinets and other obstructions shall be permitted in an area above the front end of parking spaces that must be at least 4.5 feet above the ground and no more than 3.5 feet from the front end of the space.

      2.   Horizontal Clearance: Parking spaces located next to walls, columns, or similar obstructions must provide an additional one foot of clearance on the side of the obstruction.

         a.   Exceptions:

            (1)   Columns or similar obstructions are permitted in the one-foot clearance area four feet of the front and rear end of a parking space.

            (2)   Walls, columns, or similar obstructions may project six inches into the front end corners of a parking space.

            (3)   In existing parking facilities, standard parking spaces may be reduced in length by up to two feet to accommodate installation of electric vehicle charging stations.

      3.   Disabled Access: Where necessary to comply with the Americans With Disabilities Act (ADA), title III and California Code of Regulations (CCR), California Access Code, title 24, parking facilities may deviate from the parking clearance and obstructions standards.

   FIGURE 5 - REQUIRED CLEARANCE AND PERMITTED OBSTRUCTIONS

      4.   The Director may approve adjustments to the parking clearance and obstructions standards as provided in Chapters 22 and 23 of this title.

   L.   Vehicle Ramps:

 

 

   FIGURE 6 - VEHICLE RAMP DESIGN

The Director may approve adjustments to the vehicle ramps standards as provided in Chapters 22 and 23 of this title.

   M.   Drive Aisle Width and Parking Row Depth:

 

 

   FIGURE 7 - PARKING AISLE AND PARKING SPACE DIMENSIONS

      1.   For 90 degree parking, the parking aisle width can deviate from the above requirements based on the following table:

 

 

      2.   The Director may approve adjustments to the drive aisle width and parking space depth standards as provided in Chapters 22 and 23 of this title.

   N.   Driveway and Curb Cuts: All curb cuts and driveways must lead directly to required parking. Curb cuts not leading to parking, must be removed whenever new buildings are constructed or additions are made to existing buildings. The location and design of all driveway entrances and exits must comply with the standards listed below. The goal of these standards is to: 1) preserve on street parking spaces, where applicable, 2) improve traffic safety, and 3) improve on site vehicle circulation.

      1.   Driveway and Curb Cut Width:

 

      2.   Curb Cut Locations:

 

 

      *   For a signalized driveway on a major or secondary arterial street as defined in the General Plan Circulation Element that provides safe passage for pedestrians crossing the driveway, a minimum distance of 10 feet between curb cuts on the same property is permitted, subject to approval of the Community Development Director and City Engineer.

   FIGURE 8 - CURB CUT AND DRIVEWAY LOCATIONS

      3.   The Director may approve adjustments to the driveway and curb cut standards as provided in Chapters 22 and 23 of this title.

   O.   Corner Clearance and Driveway Visibility: All parking areas must meet the corner clearance and driveway visibility standards as provided in chapter 2, “General Provisions”, of this title.

   P.   Drive-Through Facilities:

      1.   Drive-through lanes may encroach into required landscaped setbacks up to a maximum of 50 percent of the required setback area, provided a minimum landscaped setback of five feet is maintained.

      2.   Drive-through lanes must be located and designed in such a manner as to not interfere with on-site and off-site circulation. The location and design of the drive-through lane is subject to Director review and approval.

   DRIVE-THROUGH LANE DIMENSIONS

 

 

   FIGURE 9 - DRIVE-THROUGH FACILITIES

      3.   The Director may require wider or longer drive-through lanes, subject to a queuing study.

      4.   The Director may approve adjustments to the drive-through facilities standards as provided in Chapters 22 and 23 of this title.

   Q.   Parking Structure Standards:

      1.   The following setback requirements apply to all subterranean parking facilities:

 

 

   R.   Special Residential Parking Provisions:

      1.   Covered parking: All required parking spaces must be covered and enclosed in the following manner:

 

 

      2.   Residential Garage Openings: All garages must meet the minimum and maximum widths listed below:

 

 

      3.   Residential Turn Radius Requirements:

         a.   One or two car garages located behind a residence must provide a minimum turning radius of 25 feet.

         b.   Residential garages that take access directly from an alley may measure the required turn radius to the opposite side of the alley.

   FIGURE 10 - RESIDENTIAL TURN RADIUS AND ALLEY ACCESS

      4.   The Director may approve adjustments to the special residential parking provisions standards as provided in Chapters 22 and 23 of this title.

   S.   Vehicle Lifts: Vehicle lifts may be used by right to provide off street parking spaces on lots in the single-family residential (R-1) zone and the two-family residential (R-2) zone where the vehicle lifts provide parking in excess of the minimum number of required parking spaces subject to the standards in this section and in this chapter.

      1.   An administrative use permit is required for vehicle lifts providing required off street parking spaces on lots in the R-1 and R-2 zones subject to the following:

         a.   The vehicle lift must be located only within a fully enclosed garage.

         b.   A vehicle lift may only be used to store two vehicles vertically where a minimum vertical height clearance from the floor to the ceiling plate of the garage is a minimum of 14 feet clear of obstructions.

         c.   A vehicle lift must be designed and used as a designated parking space for use only by occupants in the same dwelling unit as the parking space located directly below the vehicle lift.

         d.   A vehicle lift must be permitted only if it is operated with an automatic shutoff safety device, is installed according to manufacturer specifications, and is operable at all times.

      2.   In nonresidential zones, vehicle lifts are permitted as tandem spaces, subject to the limitations in ESMC § 15-15-5(K), and may store up to two vehicles vertically. (Ord. 1444, 8-3-2010; amd. Ord. 1483, 11-5-2013; Ord. 1551, 8-15-2017; Ord. 1573, 10-2-2018; Ord. 1620, 11-17-2020; Ord. 1629, 11-16-2021; Ord. 1648, 6-21-2023; Ord. 1659, 5-7-2024)

The number of on-site parking spaces required for the establishment of a building or use must be provided and thereafter maintained at the ratios set forth below. For uses not listed, the required number of spaces will be determined by the Director based on most similar listed use or a parking demand study. A parking demand study must include, at a minimum, information specifying the number of employees, customers, visitors, clients, shifts, deliveries, parking spaces, or other criteria established by the Director. The Director may refer any decision regarding uses not listed to the planning commission for review. Unless stated otherwise, parking must be based on net floor area as defined in this code. Accessible parking spaces must be provided and comply with the Americans With Disabilities Act (ADA), title III and California Code of Regulations (CCR), California Access Code, title 24.

   A.   Automobile Spaces Required:

 

   B.   Bicycle Spaces Required:

 

 

      The Director may approve adjustments to reduce the requirement for bicycle spaces as provided in Chapters 22 and 23 of this title.

   C.   Reductions in the Number of Required Parking Spaces:

      1.   For Single Uses:

         a.   The Director may approve an adjustment to the required number of parking spaces for any use up to a maximum of 20 percent or 20 parking spaces, whichever is less, based on the submittal of a parking demand study. The Director may refer any such request to the Planning Commission for review.

         b.   Parking studies submitted in conjunction with requests for reductions must include, at a minimum information specifying the number of employees, customers, visitors, clients, shifts, deliveries, parking spaces, or other criteria established by the Director.

      2.   For Joint/Shared Uses:

         a.   The Director may approve an adjustment to reduce the required number of parking spaces in any zone for uses that share parking facilities for a maximum of 20 percent or 20 parking spaces, whichever is less, based on the submittal of a parking demand study. The Director may refer any request for an adjustment from the required number of parking spaces to the Planning Commission for review.

         b.   Requests for shared and/or joint uses are subject to the following requirements:

            (1)   A parking study must be submitted by the applicant demonstrating that there will not exist substantial conflict in the peak hours of parking demand for the uses for which joint parking use is proposed;

            (2)   The number of parking stalls which may be credited against the requirements of the structures or uses involved must not exceed the number of stalls reasonably anticipated to be available during differing hours of operation; and

            (3)   A written agreement, in a form approved by the City Attorney, must be executed by all parties concerned assuring the continued availability of the number of stalls designed for joint use.

      3.   Sites with Transportation Systems Management Plans: The number of required parking spaces may be modified subject to approval of a transportation systems management plan submitted pursuant to the procedures and requirements of chapters 16 or 17.

      4.   Reductions for Disabilities Upgrades: When required solely as needed to upgrade existing parking facilities to comply with the Americans with Disabilities Act (ADA), title III and California Code of Regulations (CCR), California Access Code, title 24, the total number of parking spaces may be reduced at the discretion of the Director of Community Development.

   D.   Parking In-Lieu Fees: Notwithstanding any provision of this Code to the contrary, the City Council may designate certain areas within the City where, in lieu of providing the number of parking spaces required by this chapter or applicable specific plan, such requirement may be satisfied by paying a parking in-lieu fee in an amount set by City Council resolution. Designated parking in-lieu fee areas and the process for payment of parking in-lieu fees are described in chapter 33 of this title.

(Ord. 1444, 8-3-2010; amd. Ord. 1551, 8-15-2017; Ord. 1574, 10-2-2018; Ord. 1620, 11-17-2020; Ord. 1629, 11-16-2021; Ord. 1639, 9-20-2022; Ord. 1648, 6-21-2023; Ord. 1654, 12-19-2023; Ord. 1670, 4-1-2025)

   A.   General Provisions: Every building established, erected, enlarged or expanded for commercial, manufacturing or institutional purposes must provide loading space as set forth below. However, for any building or use enlarged or increased in capacity, additional loading spaces are required only for such enlargement or increase. All required loading spaces are in addition to the required on site parking spaces set forth in this chapter and must be developed and maintained in accordance with this chapter. Loading spaces may be provided either completely or partially within a building when such building is designed to include adequate ingress and egress to the loading spaces. Unless stated otherwise, loading requirements must be based on net floor area as defined in section 15-1-6 of this title.

      1.   Location: Loading spaces, with the exception of passenger loading spaces, must be located to the side or rear of buildings on site whenever possible as determined by the Director. Loading spaces cannot interfere with vehicular and pedestrian circulation on site.

      2.   Screening: Loading spaces must be appropriately screened from view from public streets. The screening may include decorative walls, landscaped berms, shrubs, trees and other landscaping, and any other screening methods deemed appropriate by the Director.

   B.   Types and Dimensions:

   LOADING SPACE TYPES AND SIZES (IN FEET)

 

 

   C.   Number Of Loading Spaces Required:

 

   D.   Adjustments: The Director may approve adjustments to the location, number, types and dimensions of loading spaces as provided in Chapters 22 and 23 of this title. (Ord. 1444, 8-3-2010; amd. Ord. 1620, 11-17-2020; Ord. 1629, 11-16-2021; Ord. 1639, 9-20-2022)

   A.   Parking of any mobile home, camper, house trailer or other habitable vehicle outside of an authorized mobile home park or licensed recreational vehicle parking facility is prohibited except that such vehicles may be parked on any public property or right-of-way subject to any applicable parking restrictions of this Code, or on any developed residential lot as long as the vehicle, if parked in a front yard, is parked on a nonporous surface pad adequate to accommodate the parked vehicle.

   B.   A habitable vehicle parked on private property may be occupied for residential purposes for no longer than seventy two (72) hours (outside of an authorized mobile home park) within any thirty (30) day period. No habitable vehicle may be occupied for commercial purposes except as otherwise provided by this Code. (Ord. 1574, 10-2-2018)