The intent of these regulations is to provide properly designed parking areas of adequate capacity and circulation patterns to reduce traffic congestion, facilitate movement, enhance public safety and support high standards of environmental quality. All regulations set forth in this chapter are for the purpose of providing convenient off-street parking space for motor vehicles that are attracted by the use or uses on each parcel of property. The parking requirements of this section are to be considered as the minimum needed by each particular land use.

A.

Location and Utility. Off-street parking is required under this chapter only in connection with the principal use of the property. All required off-street parking spaces shall be located, constructed and maintained so as to be fully usable during work day periods or as needed by the use on the premises. The required off-street parking spaces shall not be utilized for vehicle storage or impounding, vehicle sales or leasing, fleet parking or parking of vehicles used in connection with the business. All required parking shall be permanently available to all users without charge.

B.

Design. All off-street parking areas whether required or not shall be designed and developed in conformity with the off-street parking standards established by city council resolution. All parking spaces, except for one- and two- family dwellings on separate lots, shall be arranged so that vehicles are not required to back onto any public street for either ingress or egress.

C.

Nonconforming Parking. Nonconforming parking may be continued, subject to the provisions of subsection D of this section.

D.

Increase in Building Floor Area or Occupant Load. When the occupant load of any building (as defined in the Uniform Building Code) is increased, or when the building floor area on a lot is increased by a building addition or by the erection of a new building on the same development parcel (one or more lots), the off-street parking for all uses and structures on that parcel shall be made conforming to the requirements of this title and the parking development standards adopted by council resolution, except as follows:

1.

In Zone M, the increase in occupant load of an existing building, except for any use which requires a conditional use permit, viz, retail store, restaurant, or recreational use, shall be exempt from this requirement.

2.

Zone CD. No additional parking shall be required for the increase in occupant load for an existing building. Additional parking shall be required only for an increase in floor area of existing buildings. (This exemption shall not apply to newly constructed buildings). The requirement for off-street parking may be satisfied through payment of an optional in-lieu parking fee pursuant to Chapter 12.65 on a per parking space basis for non-residential development.

3.

The increase in floor area of any dwelling unit shall be exempt from this requirement.

4.

The need to make off-street parking on a development parcel conform to subsection D of this section when increasing building floor area or occupant load may be waived by the community development director if the following conditions are met:

a.

The additional parking required for the increase is less than ten percent of the parking currently provided and less than five spaces.

b.

The resulting parking facilities provided are within ten percent of the requirements specified in Section 24.04.050 of this chapter.

c.

The community development director determines that such a waiver will not cause adverse traffic or parking problems on the site or in the project vicinity.

If the additional parking required for an increase in occupant load or building floor area is less than ten percent of the existing parking available on the site but more than five additional off-street parking spaces, the planning commission may waive the need to make off-street parking conform to subsection D of this section by issuance of a special permit. All new parking facilities provided shall comply with the city's parking standards.

E.

Loading Space Requirement. All commercial and industrial buildings, hotels, hospitals or institutions utilizing truck delivery service which are hereafter erected, constructed, converted, established or enlarged to increase their floor space shall be required to provide at least one truck loading space. All loading spaces wherever provided shall be located so as to avoid the backing of the truck across any street or public pedestrian walkway to either enter or leave the loading area. All loading docks shall be screened from view to persons on adjacent streets or adjacent residential sites.

F.

Setbacks for Required Parking. Each parking area shall have a front setback of not less than the required front setback for a principal building or five feet whichever is greater. An exception to this requirement is allowed for lots with single-family or duplex units, as provided in Section 24.05.030(E) of this title.

G.

Modifications. The planning commission shall review and approve, disapprove, or approve with conditions site development plans, which include modifications of the following provisions of this chapter:

1.

The requirement that collective parking shall not be less than the sum of the requirements for the various individual uses. The commission may grant this modification only when it is demonstrated that all uses can be sufficiently served because of varying hours of operation and for varying peak parking demand times.

2.

The requirement for off-street parking for uses and structures within the downtown commercial (CD) zone. When reviewing a request for modification, the commission shall find that the proposed modification will not increase traffic congestion due to an overburden of the surrounding on- and off-street parking. All applicants shall provide a study of surrounding parking space availability for current uses and of needed parking for the proposed use. Said study shall include data prescribed by the director of planning.

3.

The requirement that all required parking shall be permanently available to all users without charge. The commission may grant this modification when it is demonstrated that the proposed modification will not overburden surrounding on- and off-street parking. Applicants shall provide a parking plan that addresses ingress and egress to parking, parking management, and how on- and off-street parking within one quarter mile of the site will be affected, as well as other information prescribed by the community development director. In evaluating a parking modification proposal, the planning commission shall consider, but shall not be limited to, consideration of how the proposed parking management plan addresses: (a) availability of parking for the disabled; (b) validation for employees and customers; and (c) provision of free parking periods.

H.

Parking Structures. Buildings or structures used for off-street parking shall be subject to all regulations applicable to principal buildings and accessory buildings. Buildings or structures providing required off-street parking may be altered, changed or converted for any permitted use only after the required number of parking space is provided elsewhere.

I.

The planning commission may modify the parking requirements for project on properties which contain a locally designated historical landmark under the following circumstances:

1.

Upon approval of a conditional use permit, the parking requirements for a use within a residential zone permitted under Section 24.05.020(C)(5) of this title, may be reduced as approved by the planning commission based on the required findings for the conditional use permit.

2.

Upon approval of a special permit, the parking requirements for a multiple-unit residential project may be reduced by two spaces.

(Ord. 2227; June 26, 1980: Ord. 2264; June 25, 1981: Ord. 2312; May 12, 1983: Ord. 2432 § 2; September 23, 1986: Ord. 2583 § 2; June 25, 1991 Ord. 2600 § 13; April 28, 1992: Ord. 2005-2753 § 1; March 8, 2005: Ord. 2015-2839, §§ 1, 2; April 14, 2015)

A.

Parking and access required on the same building site. All required off-street parking and driveways to such parking shall be on the same building site. Unless tandem parking is specifically permitted, the access to each required parking space shall be unrestricted by either the physical condition of the land or another parking space. This provision shall not be construed to prevent adjoining lots from utilizing joint-use driveways.

B.

Conversion of private garage or carport—closing of driveways. Any portion of any building providing required off-street parking may be altered, changed or converted for any other purpose only if the required minimum number of parking spaces is first provided elsewhere in full compliance with this chapter. Unless the driveway serving the old facility is used as the driveway for the new parking facility, it shall be removed and the curb opening shall be closed at the expense of the property owner.

C.

Location and arrangement of required parking for single family and duplex units. All required parking spaces shall be provided within a private garage. Parking may be arranged so that a vehicle may back into or on a public pedestrian way. This provision shall not be construed to prevent the temporary parking of private automobiles on driveways serving required parking spaces.

D.

Location and arrangement of required parking for multiple unit dwellings. All parking spaces shall be arranged so that vehicles are not required to back onto any public street. No parking space shall be located within required front yards. Parking visible from the street shall be screened by an ornamental fence.

E.

Parking of recreational vehicles may be located within an approved parking area anywhere on the property except within an access driveway or aisle to other parking, and set back at least ten feet from the existing or planned face of curbs of adjacent streets, but, in any case, not beyond the property line. In no case shall a vehicle over six feet in height be located within ten feet in any direction from a doorway or window of the habitable area of a dwelling unit located on an adjacent property. Parking areas within ten feet of an adjacent residential property shall provide a six foot (or four feet in the front setback) view-obscuring fence or wall, or dense landscaping, along such property line. This requirement shall be waived when there is a driveway, parking area, or solid building wall on the adjacent property. The parking of vehicles in approved areas shall be located in a position at approximately a ninety degree angle from the street. Recreational vehicles may not be stored within a required common driveway easement on panhandle or easement access lots.

1.

Parking areas for recreational vehicles which do not meet the criteria of Section 24.04.030E above may be approved by the Community Development Director when the Director finds that the following conditions are met:

a.

The parking of the recreational vehicle(s) within the above regulations is not feasible due to the unique physical circumstances of the property.

b.

The proposed location of the parking area, and the use of such area, will not present a conflict with the necessary sight distance required for vehicles and/or pedestrians, either within the right-of-way or on private property.

c.

If located within a portion of a required driveway, access for at least one vehicle in a garage is maintained and the recreational vehicle is kept in a transportable condition.

A notice of the Director's decision shall be sent to the owners of all property within three hundred feet of the boundary of the lot in question. The decision may be appealed to the Planning Commission within twenty-one days of the date of the mailed notices.

F.

Paved areas shall not exceed fifty percent of the lot area located between the front property line and the front setback line or fifty percent of the area between a side property line and a side setback line when located adjacent to a public street. Such parking areas shall include all areas used for the parking of vehicles and the areas providing access to such parking areas. All such areas provided for off-street vehicle parking shall be improved with concrete or asphalt paving, or with other permanent paving materials subject to the approval of the Planning Department including, but not limited to, brick, textured or ornamental paving, or similar materials; except for approved recreational vehicle parking area for single-family residence which may substitute gravel, crushed rock or other nonpermanent paving material when said nonpermanent paving material is contained within a railroad tie, concrete or masonry border approved by the Director of Planning. All parking areas shall be properly maintained and kept free of weeds, mud, and other debris. This section shall not prohibit the paving of a standard width driveway to a required off-street parking area on a cul-de-sac lot or other similar narrow lot. Other properties may exceed the fifty percent limit upon approval of a special permit under Section 24.02.050.

G.

Parking of vehicles for seventy-two hours or less may be located in an access driveway or aisle to other parking. Parking in the driveway may be for more than seventy-two hours as granted by an adjustment pursuant to Section 24.02.040 of this title.

The intent of this paragraph is, if any vehicle is stored in such a manner as to block or remove daily access to or from required off-street parking, then the city will have a means to enforce the prohibition against such storage.

(Ord. 2252; March 12, 1981: Ord. 2465 §§ 1, 2; September 8, 1987: Ord. 2485 § 1; December 8, 1987: Ord. 2531 § 1; July 11, 1989: Ord. 2577 § 1; June 11, 1991: Ord. 2600 § 15; April 28, 1992)

A.

Parking and Access Required on Same Building Site—Exceptions. All required parking areas and driveways to such parking areas shall be on the same building site with the buildings or uses they are to serve except such parking areas may be located on another site if (i) there is a traversable pedestrian route not more than three hundred feet in length over and along public streets or walkways or permanently established and improved easements between the proposed parking site and the buildings or uses it is to serve; (ii) such site is classified in any C or M zone or in any R zone, if a conditional use permit has been issued for such parking; (iii) all persons owning an interest in the proposed site have executed and recorded in the office of the county recorder a written declaration of covenants and restrictions in a form approved by the city attorney, guaranteeing that such site shall furnish the required number of required parking spaces on a continuing basis for the affected lot; (iv) the parking site is posted with a sign identifying it for use with the particular lot and business to which it is accessory. Off-site parking requirements in the downtown commercial (CD) zone may be satisfied through payment of an optional in-lieu parking fee pursuant to Chapter 12.65 on a per parking space basis for non-residential development.

B.

Provision for Collective Parking. Off-street parking and driveways to such parking may be collectively provided for use in common by two or more building sites, buildings or uses, without strictly complying with the requirement that each required parking space and driveways to such parking be on the same building site. The total of such off-street parking facilities provided collectively shall not be less than the sum of the requirements for the various individual uses computed separately in accordance with the provisions of this chapter. A declaration of covenants and restrictions described in paragraph A (iii) of Section 24.04.040 shall be recorded for that portion of each building site covered by such parking and driveways to guarantee the continued use of such collective parking for the benefit of all occupants of the individual building sites and to establish the responsibility for maintenance of such parking area.

(Ord. 2015-2839, § 3; April 14, 2015)

All uses and structures in the city regardless of zoning shall be required to have the number of parking spaces specified in the following "Table of Requirements" subject to Section 24.04.020 C and D.

TABLE OF REQUIREMENTS

NOTES:

¹ Where residential uses are permitted in connection with any other use, the required parking shall be physically separated from other required parking and made exclusively available for the residential use.

² Of the required spaces, 4/10 of one space per dwelling unit shall be assigned to non-resident guests, delivery service, tradesmen, etc. and established in a convenient location, except within a garage. The area of such parking and each space shall be identified by appropriate signs.

³ Of the required parking spaces, one space shall be assigned to each dwelling unit. One or more additional spaces may be assigned to a dwelling unit. However, such additional spaces shall count towards the total required spaces for the development only to the extent of the requirement for the individual unit. The space requirement for non-residents, guests, etc. shall not be reduced.

⁴ Pursuant to Chapter 12.65, the in-lieu parking fee shall be made available as an option for satisfying off-street parking requirements in the downtown commercial (CD) zone. The maximum number of in-lieu parking spaces allowed for a non-residential development shall be limited to 60 spaces per project as determined by the community development director. In the event that an existing building is demolished, no replacement credit toward the number of required parking spaces for the new building shall be granted. A site development plan for the in-lieu parking fee option shall be required. Applications for the use of the in-lieu parking fee are limited based upon the supply and demand of available public parking spaces in the downtown commercial (CD) zone as determined by the community development director through an annual assessment.

⁵ Parking ratio of 1.5 spaces per dwelling unit in the CD zone reflects the 25 percent reduction for being close to transit. Additional residential parking ratio reductions for this purpose alone shall not apply.

(Ord. 2227; June 26, 1980: Ord. 2292; June 10, 1982: Ord. 2432 § 3; September 23, 1986: Ord. 2450 § 1; May 5, 1987: Ord. 2500 § 1; July 12, 1988: Ord. 2557 § 2; March 27, 1990: Ord. 2577 § 2; June 11, 1991: Ord. 2012-2826, § 2; November 13, 2012; Ord. 2015-2839, § 4; April 14, 2015; Ord. 2016-2847 § 2; June 14, 2016; Ord. 2019-2863, § 2, February 12, 2019; Ord. 2019-2865, § 2B, March 12, 2019; Ord. 2019-2866, § 2B, March 12, 2019; Ord. 2020-2879, § 2B, April 14, 2020; Ord. 2020-2880, § 2A, April 14, 2020; Ord. 2022-2894, § 5, February 8, 2022; Ord. 2023-2903, § 2A, March 14, 2023)