At the time of the initial occupancy of a site or any existing structure, or of the construction of a building, or of a major alteration or enlargement 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 automobiles shall be provided in accordance with Table 17.54.040.

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 building permit issued or a use commences.

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.

No additional parking spaces shall be required for a change in use or a building enlargement of less than 1,000 square feet in an existing building located within the Historic Overlay Zone.

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.

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.

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.

Parking lots with 40 or more spaces may substitute standard parking spaces with motorcycle spaces if they are located within 150 feet of a building entry. One standard space may be replaced with a motorcycle space for each 40 required spaces, up to a maximum of two-and-one-half (2.5) percent of the total number of parking spaces.

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.

No more than 75% of the parking facilities required by this chapter for a primarily daytime will be provided by the parking facilities of a primarily nighttime use, or alternatively, no more than 75% of the parking facilities required by this chapter for a primarily nighttime use may be provided by the parking facilities of a primarily daytime use. Banks, offices, retail stores, all manufacturing uses, and similar uses are considered typical daytime uses. Theaters, bars and auditoriums are considered nighttime uses.

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 200 feet of such parking facility.

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.

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 which 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.

The payment to the City of an amount of money, equal to 50% of the value of each parking space required by the provision of this chapter for the specific use which value shall be fixed every two years by resolution of the City Council based upon a cost analysis of developing municipal off-street parking facilities as determined by the City Engineer. The payment of such amount shall constitute full compliance with the provisions of this section. Payment of such amount shall be made prior to occupancy.

Off-street parking spaces and facilities can be constructed to the extent permitted by physical limitations of the property available for such purpose, with the payment of money to the City in accordance with the provisions of subsection A of this section for the remainder of the off-street parking spaces and facilities required by this chapter.

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 Central Parking and Business improvement District may locate required off-street parking within 600 feet of the use for which the spaces are required, measured by the shortest route of pedestrian access.

All parking spaces, whether required by this chapter or in addition 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.

In the Historic Overlay District, new parking spaces shall not be located between the main building and a public street.

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

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

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

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

Entrances and exits to parking lots and other parking facilities shall be provided only at locations approved through site plan review.

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

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

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 long-term 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.

Parking areas shall be designed to the City's standard specifications and approval by the City Engineer.

In all R-L zones and in the R-M, R-H, and OR zones a front setback area and a street side setback area of a corner lot shall not to be paved or used for parking except for an access driveway leading to an allowed parking area beyond the front or street side setback area.

In all R-L zones and in the R-M, R-H, and OR zones, a paved driveway perpendicular to the street is permitted if the total width of the existing paving and new paving does not exceed 40% of the lot frontage along the street.

In the case of "L" or "U" shaped driveways or other configurations besides perpendicular driveways, the paved areas of these driveways shall not exceed 50% of the front yard landscaped area.

A standard parking space shall not be less than 18.5 feet in length and nine feet in width, exclusive of aisles and access drives.

A compact parking space shall not be less than 16 feet in length and eight feet in width, and marked for compact cars.

Up to 30% 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.

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

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

Tandem parking may be provided for residential land uses with the following restrictions:

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.

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

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

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.

Bumper Rails and Other Barriers. Bumper rails or other barriers shall be provided where needed for safety or to protect property as determined by through site plan review.

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.

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.

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

In any residential zone district and in the OR zone district, no recreation vehicle, including, without limitation, camping trailer, boat trailer, utility trailer, boat, pickup camper, motor home, dune buggy, or similar vehicle/trailer shall be stored or parked, except within an enclosed side or rear yard or within a garage or carport. If a side or rear yard is not accessible due to existing legal permanent structures, a recreational vehicle or trailer may be parked in a driveway or adjacent to a driveway if it does not create a nuisance or safety problem as determined by the Community Development Director.

All recreational vehicles or trailers visible from the street are to be maintained so as not to detract from the neighborhood.

In any residential district and in the OR zone 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 carport. Vehicles with custom fitted covers may be stored in an open area when it does not create a nuisance or safety problem as determined by the Community Development Director or violate any section of this title.

Repair of vehicles owned by the residents of the property and storage of parts shall be within an enclosed garage, or carport if no garage exists. Repair of vehicles not owned by the resident of the property is prohibited. Vehicle repair and storage of parts are prohibited in a driveway and within the front and street side setback areas.

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 17.54.040 cannot be met post-conversion. Such conversion is deemed acceptable if the following requirements are met:

Through the site plan review process, the City shall approve or deny garage conversion requests based upon the requirements in this section and applicable state statutes governing accessory dwelling units. Interested individuals may appeal the decision in accordance with the appeal provisions in Chapter 17.70. Review shall be limited to compliance with the specified requirements.