These regulations are intended to achieve the following:

(a)

To provide accessible, free, attractive, secure, properly lighted, and well-maintained and screened off-street parking facilities.

(b)

To reduce traffic congestion and hazards including devices such as tire slashers.

(c)

To protect neighborhoods from the effects of vehicular noise and traffic generated by adjacent nonresidential zoning districts.

(d)

To ensure the maneuverability of emergency vehicles.

(e)

To provide appropriately designed parking facilities in proportion to the needs generated by varying types of land use activities.

(Ord. No. 98-193, §§ 1—4, 10-19-98)

Every use hereafter inaugurated (including a change of use), and every structure hereafter erected or altered, shall have permanently maintained off-street parking areas pursuant to the following provisions.

(Ord. No. 98-193, §§ 1—4, 10-19-98)

(a)

No structure or use shall be permitted or constructed unless off-street parking spaces are provided in compliance with the provisions of this chapter.

(b)

The word "use" shall mean both the type and intensity of the use, and that a change in use shall be subject to all of the requirements of this chapter.

(c)

When a structure is enlarged or increased in capacity, or when a change in use creates an increase in the required amount of parking, additional parking spaces shall be provided in compliance with the provisions of this chapter.

(d)

Requirements for uses not specifically listed herein shall be determined by the director based upon the requirements for comparable uses and upon the particular characteristics of the use.

(e)

For each dwelling in any residential zoning district, a garage with garage door shall be provided and permanently maintained. A small window for decorative purposes only may be allowed subject to approval by the director. Exceptions to the garage requirement may be for apartments and affordable housing as determined by the commission.

(f)

Fractional space requirements shall be rounded up to the next whole space.

(g)

Required guest parking in residential zoning districts shall be so designated and restricted for the use of guests.

(h)

All permanent parking shall occur on paved areas only. In residential zones, there shall be no parking of vehicles in the front yard other than a city approved driveway.

(i)

Temporary parking on unpaved areas may be permitted subject to a special event permit or temporary use permit.

(j)

The minimum parking required for a dwelling unit, both covered and uncovered parking spaces, shall not be converted for other uses.

(k)

The required minimum number of parking spaces shall be reserved for parking purposes; converting parking spaces is prohibited, unless otherwise provided in the Code.

(l)

There shall be no charge for required parking.

(Ord. No. 98-193, §§ 1—4, 10-19-98)

The following minimum number of parking spaces shall be provided for each use ("sf." refers to square foot and "gfa." refers to gross floor area):

(Ord. No. 98-193, §§ 1—4, 10-19-98; Ord. No. 03-218, § 5, 7-7-03; Ord. No. 21-341, § 4(Exh. A), 10-12-21)

Each lot or parking structure that is provided for the public as clients, guests or employees, shall provide accessible parking. Accessible parking spaces shall be located on the shortest accessible route to an accessory entrance. Accessible parking requirements are established by the state. The parking standards contained in this section are identical to those established by the state at the time of the adoption of this code. Any change in the state's accessible parking requirements shall preempt the affected requirements in this section.

(a)

Accessible parking for residential uses shall be provided according to the U.S. Fair Housing Amendment Act of 1988 and California Disabled Access Regulations.

(b)

Accessible parking spaces shall be provided for all uses, other than residential, at the following rate:

(c)

Van accessible space. One in every eight spaces, but never less than one space, shall be designated as van accessible by signs complying with accessible parking space identification provisions of this section and have at least one eight-foot wide access aisle. All van accessible parking spaces may be grouped on one level of a parking structure.

(d)

Medical care outpatient facilities. At facilities that provide medical care for persons with mobility impairments, accessible parking spaces shall be provided in accordance with section 9.25.025 (Accessible Parking Requirements) and the following:

(1)

Outpatient units and facilities shall provide at least ten percent of the total number of parking spaces provided to serve each outpatient unit or facility.

(2)

Facilities that specialize in treatment or services for persons with mobility impairment shall provide at least 20 percent of the total number of spaces provided.

(e)

Accessible parking space design.

(1)

Spaces shall be a total of 14 feet wide consisting of a nine-foot wide parking space with a five-foot wide access aisle on the passenger side. Two parking spaces may be provided within a 23-foot wide space where two nine-foot wide parking spaces share one five-foot wide center access aisle. The space shall be lined to define the specific use. Each parking space must be at least 18 feet in length.

Figure 1

(2)

When less than five parking spaces are provided, at structures and uses subject to these regulations, one space shall be 14 feet wide and striped to provide a nine-foot parking area and a five-foot loading and unloading area. The space does not have to be designated for the exclusive use of persons with disabilities.

(3)

Each parking area shall be provided with a bumper or curb to prevent encroachment of cars over the required width of adjacent walkways. The space shall also be located such that persons with disabilities are not compelled to wheel or walk behind parked cars other than their own. Accessible pedestrian ways shall be provided from each such parking space to related buildings and facilities. This shall include curb cuts or ramps as needed. Ramps shall not encroach into any parking space.

a.

Ramps located at the front of accessible parking spaces may encroach into the length of such space when the encroachment does not limit the usability of the space.

b.

When the director finds that compliance would create an unreasonable hardship, a variance or waiver may be granted when equivalent facilitation is provided.

c.

Persons with disabilities may wheel or walk behind parked cars when the director determines that compliance or equivalent facilitation would create unreasonable hardship.

(f)

Accessible parking space identification. Each accessible off-street parking space shall be identified by the following:

(1)

A permanent reflectorized sign adjacent to and visible from each space which includes:

a.

The International Symbol of Accessibility;

b.

A sign at least 70 square inches in size; and

c.

The bottom sign edge shall be at least 80 inches above the finished grade when located in the path of travel.

(2)

Signs may be centered on an interior end-wall of a parking space at least 36 inches above the finished grade.

(3)

Van-accessible parking spaces shall have an additional sign stating "Van Accessible" placed below the symbol of accessibility.

(4)

A conspicuous sign shall be placed at each entrance of off-street parking facilities no closer than 20 feet from the public street or adjacent and visible from each accessible space. Such sign shall be 17 by 22 inches with one inch lettering that states, "Unauthorized vehicles parked in designated spaces not displaying distinguishing placards or license plates issued for persons with disabilities may be towed away at owner's expense. Towed vehicles may be reclaimed at (fill in with appropriate information) or by telephoning _______."

(5)

In addition, each accessible parking space surface shall provide identification by one of the following:

a.

A 36 by 36-inch blue background with a white International space surface visible to traffic enforcement officers when vehicles are properly parked in the space. (See Figure 1)

b.

The parking space shall be outlined or painted blue with the International Symbol of Accessibility outline in white or other suitable contrasting color.

(g)

Accessible parking spaces required by this section shall count toward fulfilling off-street parking requirements.

(Ord. No. 98-193, §§ 1—4, 10-19-98)

Off-street parking areas shall be provided in the following manner:

(a)

Access.

(1)

Maneuvering room. All parking areas shall provide suitable maneuvering room so that all vehicles may enter an abutting street in a forward direction. The director may approve exceptions for single-family homes and other residential projects.

(2)

No parking space shall be located so that a vehicle will maneuver within 20 feet of a vehicular entrance measured from the property line.

(3)

Vertical clearance. The minimum unobstructed ceiling height shall be eight feet two inches. Exceptions to vertical clearance for accessible parking spaces may be granted for the following:

a.

An exception shall be granted when the director determines that compliance would create an undue hardship and when equivalent facilitation is provided.

b.

Existing buildings where legal or physical constraints do not allow compliance with the accessibility building standards or equivalent facilitation without creating an undue hardship.

(b)

Commercial vehicle parking. No commercial vehicle exceeding eight feet in height and/or 20 feet in combined total length, or towed equipment, shall park between the hours of 6:00 p.m. and 6:00 a.m. on private property or public rights-of-way in residentially zoned areas. (The only exception may be for a commercial vehicle parked on private property and screened from public view and adjacent properties subject to the approval of the director.) This prohibition shall not apply to construction sites during the construction process or to vehicles in the process of making delivery or pickup.

(c)

Dimensional requirements.

(1)

Minimum parking dimensions shall be as indicated in the following table and as illustrated by Figure 2:

Figure 2

Figure 3

Parking stall dimensions:

Length: 18′

Width: 9′

One-way traffic and single loaded aisles:

One-way traffic and double loaded aisles:

Two-way traffic and double loaded aisles:

(2)

Parking stalls shall be nonparallel whenever possible. Ninety degree parking is preferred.

(3)

A minimum unobstructed inside dimension of 20 feet by 20 feet shall be maintained, for a private two-car garage or carport. A minimum unobstructed inside dimension of 30 feet by 20 feet shall be maintained, for a private three-car garage or carport. The minimum unobstructed ceiling height shall be seven feet six inches.

(4)

For a parallel space, the minimum width shall be nine feet, and the minimum length shall be 24 feet, as illustrated by Figure 3.

(d)

Drainage. All required off-street parking areas shall be designed so that surface water will not drain over any sidewalk, or adjacent parcels.

(e)

Driveways. Driveways providing ingress and egress to off-street parking spaces shall be a minimum width of ten feet for a one-way driveway and 24 feet for a two-way; however, driveways in the single-family residential zoning districts shall have a minimum width of 20 feet, with direct access to a two-car garage, or a minimum width of 28 feet with direct access to a three-car garage. The minimum length of a single driveway shall be 20 feet measured from the property line to the front of the garage. Where access to a garage, carport, or open parking space is perpendicular (90 degrees) to the driveway, a minimum 24-foot deep unobstructed back-out area shall be provided. The driveway shall be maintained free and clear of all obstructions and shall be designed so that each required parking stall is easily accessible from the street.

(f)

Landscaping. A minimum of 15 percent of the net site area, with 50 percent to be located within the parking areas, shall be landscaped as follows, unless otherwise specified in this code:

(1)

Where parking areas adjoin a public right-of-way, a landscaped planting strip equal in depth to the required yard setback or ten feet, whichever is greater, shall be established and continuously maintained between the public right-of-way and parking area(s). The minimum ten-foot landscaped area shall not be credited toward the 15 percent or 50 percent standards; however, any additional landscaping may be credited. Any planting, sign, or other structure within safety sight-distance of a driveway shall not exceed 36 inches in height.

(2)

Interior parking spaces shall have a continuous six-foot wide planter strip with six-foot by 18 foot planter areas for every eight parking spaces unless alternative provisions are approved by the director after reviewing the site plan. Provisions shall be made to ensure that adequate pedestrian paths are provided throughout the landscaped areas.

(3)

All areas in a parking lot not used for driveways, maneuvering areas, parking spaces, or walks, shall be permanently landscaped with suitable materials and permanently maintained, pursuant to a program submitted by the applicant and approved by the director.

(4)

All landscaped areas shall be bordered by a concrete curb that is at least six inches high and six inches wide. All landscaped areas shall be a minimum of six feet in width. Concrete mow strips at least six inches deep and four inches wide shall be required to separate turf areas from shrub areas.

(5)

A permanent and automatic irrigation system shall be installed and permanently maintained in all landscaped areas. The system shall employ state-of-the-art water conservation technology and recognize differing irrigation needs of various plant materials.

(6)

The landscaping plan shall provide for a variety of plant materials with an emphasis on drought tolerant species appropriate for the local environment and shall include a legend showing common names, sizes, quantities, location, dimensions of planted area, and percentage of parking lot landscaping, and shall be subject to the approval of the director.

(7)

To increase the parking lot landscaped area, a maximum of two feet of the parking stall depth may be landscaped in lieu of asphalt while maintaining the required parking dimensions. This overhang is in addition to the required yard setbacks.

(g)

Lighting. Parking areas shall have lighting capable of providing adequate illumination for security and safety. The minimum requirement is two footcandles maintained across the surface of the parking area. Lighting standards shall be energy-efficient and in scale with the height and use of the on-site structure(s). Any illumination, including security lighting, shall be directed away from adjoining properties and public rights-of-way. Low-level lighting shall be used where possible.

(h)

Location of required parking spaces. All parking spaces shall be located on the same parcel as the primary structure or use, unless approved otherwise by the review authority.

Off-street parking spaces for multifamily residential developments shall be located within 150 feet from the dwelling unit (measured from the front or rear door) for which the parking space is provided. Unless expressly authorized by this code, no parking space shall be located in the front, side, or rear setback area of a residential zoning district.

(i)

Maintenance. All required parking facilities shall be permanently maintained, free of litter and debris, and clearly posted for "parking purposes" only.

(j)

Parking structures. All parking structures shall be landscaped as follows:

(1)

The parking structure shall have a continuous minimum ten-foot perimeter landscaping with vertical elements at least every 20 feet.

(2)

Parallel driveways providing ingress and egress to a parking structure shall include a minimum six-foot wide landscaped median island and accent paving in the driveway.

(3)

Landscaping materials shall be provided in planters and/or pots for a minimum area of five percent of each surface deck area, excluding vertical element openings. The planters and/or pots shall be distributed throughout the deck area.

(4)

All landscaping shall be permanently maintained and automatically irrigated.

(5)

Lighting for the top deck shall be energy-efficient, low-level and directed so as not to spill beyond the surface deck. The minimum requirement is 1.5 footcandle, maintained across the deck. Lighting fixtures shall not exceed four feet in height.

(k)

Recreational vehicle parking—Residential.

(1)

Subject to the procedure and criteria set forth in section 9.59.115(g) (Exceptions to Nuisance Abatement), a recreational vehicle may only be parked or stored on a parcel within the side or rear yard behind the front line of the house or, in the case of a corner parcel, behind the front line facing each street or right-of-way, and shall be screened to a height of six feet from view from any public or private right-of-way.

(2)

A recreational vehicle may park temporarily on the street in front of the owner's property or in the driveway thereof, provided the sidewalk is not blocked, while actively engaged in loading or unloading of said vehicle, but in no event longer than 72 hours. Loading or unloading as used in this section shall mean active loading or unloading, including the performance of those activities required to prepare the vehicle for either travel or storage, and shall include a period of time not to exceed 12 hours during which the vehicle cannot reasonably be moved to a place of otherwise lawful storage.

(l)

Security. All parking facilities shall be designed, constructed and maintained with security as a priority to protect the safety of the users. Any use of access control device shall be subject to review and approval by the commission.

(m)

Screening. Commercial/industrial and public parking areas abutting residentially zoned parcels shall have a six-foot high solid architecturally treated decorative masonry wall, to properly screen the parking area(s), subject to approval by the director/review authority, who may waive or modify this requirement to protect the views of adjacent residences. All wall treatments shall occur on both sides. In addition to other public improvements, adequate area shall be provided adjacent to public rights-of-way to accommodate a required three-foot high permanently maintained and irrigated landscaped berm, or decorative masonry wall.

(n)

Shared parking. Parking facilities may be shared if multiple uses cooperatively establish and operate the facilities and if these uses generate parking demands primarily during hours when the remaining uses are not in operation. (For example, if one use operates during evenings or week days only.) The applicant shall have the burden of proof for a reduction in the total number of required off-street parking spaces, and documentation (i.e., shared parking use analysis) shall be submitted substantiating the reasons for the requested parking reduction. Shared parking may only be approved if:

(1)

A sufficient number of spaces are provided to meet the greater parking demand of the participating uses.

(2)

Satisfactory evidence, as deemed by the director, has been submitted by the parties operating the shared parking facility. The evidence shall describe the nature of the uses and the times when the uses operate so as to demonstrate the lack of potential conflict between them.

(3)

Additional documents, covenants, deed restrictions, or other agreements as may be deemed necessary by the director are executed to ensure that the required parking spaces provided are maintained and uses with similar hours and parking requirements as those uses sharing the parking facilities remain for the life of the commercial/industrial development.

(o)

Slope.

(1)

Parking areas shall be designed and improved with grades not exceeding a five percent slope.

(2)

Driveways shall have no grades exceeding a ten percent slope or as approved by the city engineer.

(p)

Striping. All parking stalls, except parallel spaces which may be single line, shall be clearly outlined with double lines on the parking surface, as illustrated by Figure 2.

(q)

Surfacing. All parking areas shall be surfaced with a minimum thickness of three inches of asphaltic concrete over a minimum thickness of four inches of an aggregate base material or an appropriate structural section, based on the proposed use, to be approved by the city engineer.

(r)

Wheel stops/curbing. Continuous concrete curbing at least six inches high and six inches wide shall be provided for all parking spaces located adjacent to walls, fences, property lines and structures. Curbing shall be at least 18 inches wide when adjacent to end parking stalls. All parking lots shall have continuous curbing at least six inches high and six inches wide around all parking areas and aisle planters. Wheel stops shall not be used in lieu of curbing.

(Ord. No. 98-193, §§ 1—4, 10-19-98)