Off-street parking, loading and bicycle facilities are required for new uses and enlargements of existing uses, proportional to the need created by each use, in order to alleviate traffic congestion. Development regulations and design standards are intended to ensure the usefulness of parking, loading, and bicycle facilities, protect the public safety, and, where appropriate, to mitigate potential adverse impacts on adjacent land uses. The city establishes parking criteria to approximate an average peak demand condition.

(Ord. 4964 § 3 (part), 2007)

   For purposes of this chapter:

   (a)   "Accessible"

   "Accessible" means the ability to be used by persons with disabilities as defined in the Americans with Disabilities Act of 1990.

   (b)   "Construction of Floor Area"

   "Construction of floor area" means the construction or building of "floor area" except for new floor area added to an existing, restored, or partially reconstructed building to meet the minimum requirements of federal, state or local laws relating to fire prevention and safety, handicapped access, and building and seismic safety;

   (c)   "Design Approval"

   “Design approval” means approval pursuant to Sections 18.76.020 and 18.77.070 by the director of planning and development services (the “director”) upon recommendation of the architectural review board.

   (d)   “Electric Vehicle Supply Equipment (EVSE)”

   “Electric Vehicle Supply Equipment (EVSE)” is defined to be consistent with the California Electrical Code and applies to any level or capacity of supply equipment installed specifically for transferring energy between the premises wiring and electric vehicles.

   (e)   “Motorcycle Parking”

   “Motorcycle Parking” means a parking space designed for any motor vehicle designed to travel on not more than three wheels in contact with the ground. This includes mopeds and motor scooters.

   (f)   “Parking Assessment Areas”

   “Parking assessment areas” means either:

      (1)   The “downtown parking assessment area,” which is that certain area of the city delineated on the map of the University Avenue parking assessment district entitled Proposed Boundaries of University Avenue Off-Street Parking Project No. 75-63 Assessment District, City of Palo Alto, County of Santa Clara, State of California, dated October 30, 1978, and on file with the city clerk; or

      (2)   The “California Avenue area parking assessment district,” which is that certain area of the city delineated on the map of the California Avenue area parking assessment district entitled Proposed Boundaries, California Avenue Area Parking Maintenance District, dated December 16, 1976, and on file with the city clerk;

   (g)   “Shared (Joint Use) Parking”

      “Shared (joint use) parking” means parking intended to accommodate multiple uses, whether residential or non-residential or both, and to minimize the number of parking spaces needed by allowing some spaces to be used for different uses at different times of the day or night.

      “Within one block of a car share vehicle” means within 600 feet of a parking space permanently reserved for use by a car share vehicle.

   (i)   Definitions for other parking-related terms can be found in Section 18.04.030(a) (Definitions), including “Parking as a principal use,” “Parking facility,” and “Parking space.”

(Ord. 5587 § 14, 2023: Ord. 5542 § 13, 2022: Ord. 5538 § 13, 2021: Ord. 5504 § 2, 2020: Ord. 5494 § 3, 2020: Ord. 4964 § 3 (part), 2007)

   (a)   Applicability

   The regulations of this chapter apply to all parking areas in all districts established by this title.

   (b)   Parking Required

   Off-street parking, loading and bicycle facilities shall be provided for any new building constructed and for any new use established, for any addition or enlargement of an existing building or use, and for any change in the occupancy of any building or the manner in which any use is conducted that would result in additional spaces being required, subject to the provisions of this chapter.

   (c)   Non-Conformance Due to Parking Requirements

   No use of land lawfully existing on July 20, 1978 is nonconforming solely because of the lack of off-street parking, loading, or bicycle facilities prescribed in this chapter; provided, that facilities being used for off-street parking on July 20, 1978, shall not be reduced in capacity to less than the number of spaces prescribed in this chapter or altered in design or function to less than the minimum standards prescribed in this chapter except for the allowed reductions in parking and the modifications to existing facilities allowed pursuant to Sections 18.52.045 and 18.52.050.

   (d)   Additions or Changes of Use

   For additions or enlargements of any existing building or use, or any change of occupancy or manner of operation that would increase the number of parking, loading or bicycle spaces required, the additional parking shall be required only for such addition, enlargement, or change and not for the entire building or use.

   (e)   Parking Spaces Exclusive

   Parking, loading or bicycle spaces required by this chapter for any building or use shall not be considered to meet the requirement for any other building or use, except where a joint facility serving more than one building or use contains the total number of spaces required for each building or use separately, or where adjusted parking requirements for joint use parking facilities are specifically authorized pursuant to Section 18.52.050.

   (f)   Design of Parking Spaces

   Parking, loading or bicycle facilities required by this chapter, or provided optionally in addition to the minimum requirements prescribed by this chapter, shall conform to the design standards set forth in Chapter 18.54.

   (g)   Term of Parking Requirement

   Parking, loading and bicycle facilities required by this chapter shall be maintained for the duration of the use requiring such facilities, except as authorized pursuant to Section 18.52.050.

   (g)   Location of Parking Spaces

   All off-street parking facilities required by this chapter shall be located on the same site as the use for which such facilities are required, except as authorized pursuant to Section 18.52.050.

   (h)   Parking Provided in Excess of Requirement

   No use shall be required to provide more spaces than prescribed by this chapter, or prescribed by the director in accord with this chapter, or prescribed by any conditional use permit, variance, or planned community district. Where additional spaces are provided, such spaces may be considered as meeting the requirements for another use, subject to Sections 18.52.050 and 18.52.080.

   (i)   Transportation Demand Management Plan

      (1)   Requirement for TDM Plan: A Transportation Demand Management (TDM) Plan to reduce and manage the number of single-occupant motor vehicle trips generated by the project shall be prepared and submitted by the applicant in the following circumstances:

         A.   For all projects that generate 50 or more net new weekday (AM or PM peak hour) or weekend peak hour trips;

         B.   For all projects claiming a reduction in net new trips due to proximity to public transit or the implementation of a TDM plan; and

         C.   For all projects requesting a parking reduction.

         D.   For all projects with reduced parking pursuant to California Government Code Section 65863.2 (AB 2097, 2022).

      (2)   The Director shall have the authority to adopt guidelines for preparing TDM plans and when applicable shall coordinate such guidelines with the Transportation Management Association.

(Ord. 5651 § 6, 2025: Ord. 5504 § 3, 2020: Ord. 5432 § 13 (part), 2018: Ord. 5406 § 11, 2017: Ord. 4964 § 3 (part), 2007)

   (a)   Parking Requirements

   In each district, off-street parking, loading and bicycle facilities for each use shall be provided in accordance with Tables 1 and 2, shown in subsection (c) of this Section 18.52.040. For affordable housing developments qualifying for density bonuses under Chapter 18.15 of the Palo Alto Municipal Code, adjustments to parking requirements will be calculated in accordance with Chapter 18.15. The requirement for any use not specifically listed shall be determined by the director on the basis of requirements for similar uses, and on the basis of evidence of actual demand created by similar uses in Palo Alto and elsewhere, and such other traffic engineering or planning data as may be available and appropriate to the establishment of a minimum requirement.

      (1)   For projects within one-half mile of public transit, as defined in California Government Code Section 65863.2:

         A.   The project shall provide loading and bicycle parking facilities in accordance with this Section.

         B.   The project shall provide the number of EVSE-installed parking spaces and parking spaces that are accessible to persons with disabilities required by Title 16 of this code.

         C.   Except as provided in this subdivision (a)(1), no off-street vehicle parking shall be required.

   (b)   Calculation of Required Parking

   Off-street parking, loading and bicycle facility requirements established by subsection (a) shall be applied as follows:

      (1)   Where the application of the schedule results in a fractional requirement, a fraction of 0.5 or greater shall be resolved to the next higher whole number.

      (2)   For purposes of this chapter, gross floor area shall not include enclosed or covered areas used for off-street parking or loading, or bicycle facilities.

      (3)   Where uses or activities subject to differing requirements are located in the same structure or on the same site, or are intended to be served by a common facility, the total requirement shall be the sum of the requirements for each use or activity computed separately, except as adjusted by the director under the provisions of Table 1 or Section 18.52.050. The director, when issuing a permit(s) for multiple uses on a site, may restrict the hours of operation or place other conditions on the multiple uses so that parking needs do not overlap and may then modify the total parking requirement to be based on the most intense combination of uses at any one time.

      (4)   Where requirements are established on the basis of seats or person capacity, the building regulations provisions applicable at the time of determination shall be used to define capacity.

      (5)   Where residential use is conducted together with or accessory to other permitted uses, applicable residential requirements shall apply in addition to other nonresidential requirements, except as provided by Sections 18.52.050 and 18.52.080.

      (6)   The parking requirements outlined in Tables 1 and 2 are inclusive of parking spaces that fulfill accessibility requirements set forth in Title 16 (Building Code) of the Municipal Code in compliance with the Americans with Disabilities Act (ADA).

      (7)   A parking space served by EVSE or a parking space designated for future installation of EVSE (EV Ready) shall count as one standard automobile parking space for purposes of the parking requirements outlined in Tables 1 and 2.

      (8)   A van-accessible parking space or accessible parking space with an adjacent accessible path of travel shall count as at least two standard automobile parking spaces for purposes of the parking requirements outlined in Tables 1 and 2, inclusive of van-accessible parking spaces served by EVSE or designated as EV Ready.

      (9)   Motorcycle parking shall not count towards the vehicle parking requirements outlined in Tables 1 and 2.

   (10)   The area of a parklet permitted per Chapter 12.11 shall not be counted toward a business’ gross floor area for the calculation of minimum off-street parking requirements whether within a parking assessment district or outside of parking assessment districts.

   (c)   Tables 1, 2 and 3: Parking, Bicycle, and Loading Requirements

   Tables 1 and 2 below outline vehicle and bicycle parking requirements in general and for Parking Assessment Districts, respectively. Table 3 outlines loading requirements for each land use. For mixed-use projects, the requirements for each land use shall be applied and required for the overall project.

 

 

 

    (d)   Residential and mixed use structures with fifty (50) or more dwelling units shall provide at least one (1) on-site, short-term loading space for passenger vehicles, to be used by taxicabs and similar transportation and delivery services. Unless an adjustment is approved pursuant to Section 18.52.050, projects providing only the automobile parking required by subdivision (a)(1)B. shall provide one (1) on-site, short-term loading space for passenger vehicles, to be used by taxicabs and similar transportation and delivery services.

(Ord. 5651 § 6, 2025: Ord. 5646 § 3, 2025: Ord. 5594 § 7, 2024: Ord. 5587 § 15, 2023: Ord. 5554 § 31, 2022: Ord. 5542 § 14, 2022: Ord. 5538 § 14, 2021: Ord. 5524 § 2, 2021: Ord. 5512 § 6, 2020: Ord. 5504 § 4, 2020: Ord. 5460 § 11, 2019: Ord. 5412 § 21, 2017: Ord. 5406 § 6, 2017: Ord. 4964 § 3 (part), 2007)

      For sites with existing development, the number on-site parking spaces may be reduced to the minimum extent necessary to: (1) Achieve state or federally mandated accessibility requirements or (2) permit installation of electric vehicle charging stations, as defined in California Government Code Section 65850.7. A maximum of 10% of the existing automobile parking stalls, or one stall, whichever is greater, may be removed to accommodate accessibility requirements. Electrical equipment required for EVSE should be placed in a location that minimizes visibility from the public right-of-way.

      For sites with existing development, where additional bicycle parking facilities cannot reasonably be located outside of the parking facility area, existing automobile parking stalls may be substituted with long- or short-term bicycle parking facilities. The maximum number of substitutions shall be two existing automobile parking spaces, or 10% of the existing automobile parking stalls, whichever is greater. A minimum of four long-term or eight short-term bicycle parking spaces is required per automobile parking space. The bicycle parking spaces are to be located in the same physical location as the automobile spaces they are replacing, which shall be near primary entries of the building on-site or in locations that meet best practices for bicycle parking facilities.

      (1)   This subdivision applies to religious institution affiliated housing development projects, as defined by Section 65913.6(a)(5) of the California Government Code.

      (2)   The developer of a religious institution affiliated housing development project is not required to replace religious-use parking spaces which the developer eliminates as a part of that housing development project. Such a reduction may not exceed fifty percent (50%) of the number of religious-use parking spaces that are available at the time the request is made.

      (3)   Religious-use parking spaces may count towards parking spaces required for the religious institution affiliated housing development project if:

         (A)   There is at least one space per unit,

         (B)   The parcel is within one-half mile walking distance of public transit, or

         (C)   There is a car share vehicle located within one block of the parcel.

(Ord. 5651 § 6, 2025: Ord. 5524 § 3, 2021: Ord. 5504 § 5, 2020)

Automobile parking and off-street loading requirements prescribed by this chapter may be adjusted by the director in the following instances and in accord with the prescribed limitations in Table 4, when in his/her opinion such adjustment will be consistent with the purposes of this chapter, will not create undue impact on existing or potential uses adjoining the site or in the general vicinity, and will be commensurate with the reduced parking demand created by the development, including for visitors and accessory facilities where appropriate. No reductions may be granted that would result in provision of less than ten (10) spaces on a site. The following are adjustments that apply to developments not located within a parking assessment district. Adjustments within the parking assessment districts are contained in Section 18.52.080. The decision of the regarding parking adjustments may be appealed as set forth in Chapter 18.78 (Appeals).

 

   (a)   Combining Parking Adjustments

   Parking reductions may be granted for any combination of circumstances, prescribed by this chapter, so long as in total no more than a 30% reduction of the total parking demand otherwise required occurs, or no less than a 40% reduction for affordable housing projects (including Single Room Occupancy (SRO) units).

   (b)   Deferral of Meeting Full Requirement by Landscape Reserve

   Where the expected need for off-street parking or bicycle facilities for a particular use is uncertain, due to unknown or unusual operating characteristics of the use and unavailability of comparable data to establish need, the director, upon recommendation of the architectural review board, may authorize that construction and provision of not more than fifty percent of the required off-street parking stalls and not more than twenty-five percent of the bicycle parking spaces be deferred. The number of bicycle parking spaces deferred shall be apportioned by construction type (long term or short term) in the same percentages as indicated in Table 1 of Section 18.52.040. The director may set such conditions as necessary to guarantee provision of such deferred spaces whenever the director determines the need to exist. Land area required for provision of deferred parking or bicycle spaces shall be maintained in reserve and shall be landscaped pursuant to a plan approved by the architectural review board demonstrating that ultimate provision of the deferred spaces will meet all requirements of this chapter. Upon use of the parking area at near build-out (at least 90% occupancy) over a period of at least ten years, the director may allow the reserve area to be used for other uses that do not generate parking demand, subject to restrictions and conditions to prevent conversion to a more intense use unless sufficient additional on-site parking is provided.

   (c)   Off-Site Parking

   Except in parking assessment areas, the director may authorize all or a portion of the required parking for a use to be located on the site not more than 500 feet from the site of the use for which such parking is required, where in the director's judgment, such authorization will be in accord with the purposes of this chapter. The distance to the off-site parking shall be measured from the nearest corner of the parking facility to the nearest public entrance to the building via the shortest pedestrian route.

   (d)   Transportation Demand Management (TDM)

      (1)   A Transportation Demand Management (TDM) program may be (a) proposed by an applicant, or may be (b) required by the director for any project requesting a reduction in parking or generating 50 or more net new weekday (AM or PM peak hour) or weekend peak hour trips, or (c) may be required as CEQA mitigation for identified potential significant parking impacts.

      (2)   Where a Transportation Demand Management (TDM) program is proposed or required, the TDM program shall outline parking and/or traffic demand measures to be implemented to reduce parking need and trip generation. The Director shall have the authority to adopt guidelines for preparing TDM plans. Required measures may include, but are not limited to: participation in the Transportation Management Association or similar organization, limiting “assigned” parking to one space per residential unit, providing for transit passes, parking cash-out, enhanced shuttle service (or contributions to extend or enhance existing shuttle service or to create new shared or public shuttle service), car-sharing, traffic-reducing housing, providing priority parking spaces for carpools/vanpools or “green” vehicles (zero emission vehicles, inherently low emission vehicles, or plug-in hybrids, etc.), vehicle charging stations, additional bicycle parking facilities, or other measures to encourage transit use or to reduce parking needs. The program shall be proposed to the satisfaction of the director, shall include proposed performance targets for parking and/or trip reduction and indicate the basis for such estimates, and shall designate a single entity (property owner, homeowners association, etc.) to implement the proposed measures.

      (3)   Monitoring reports shall be submitted to the director two years after building occupancy and again every year thereafter, noting the effectiveness of the proposed measures as compared to the initial performance targets, and implementing modifications if necessary to enhance parking and/or trip reductions.

      (4)   Where the monitoring reports indicate that performance measures are not met, the director may require program modifications and may impose administrative penalties if identified deficiencies are not addressed within six months.

   (e)   Shared Parking Agreements

      Notwithstanding the limitations set forth in Table 4, subdivision (a), and subdivision (c) of this Section, the Director shall approve a parking adjustment where the applicant meets all of the requirements of California Government Code Section 65683.1, including but not limited to, preparation of a parking analysis and a recorded shared parking agreement.

(Ord. 5651 § 6, 2025: Ord. 5504 § 6, 2020: Ord. 5460 § 12, 2019: Ord. 5432 § 13 (part), 2018: Ord. 5406 §§ 7 and 12, 2017: Ord. 4964 § 3 (part), 2007)

   (a)   Definitions

      (1)   "Parking Assessment Areas"

         “Parking assessment areas” means either:

            The “downtown parking assessment area,” which is that certain area of the city delineated on the map of the University Avenue parking assessment district entitled Proposed Boundaries of University Avenue Off-Street Parking Project No. 75-63 Assessment District, City of Palo Alto, County of Santa Clara, State of California, dated October 30, 1978, and on file with the city clerk; or

            The “California Avenue area parking assessment district,” which is that certain area of the city delineated on the map of the California Avenue area parking assessment district entitled Proposed Boundaries, California Avenue Area Parking Maintenance District, dated December 16, 1976, and on file with the city clerk;

   (b)   In-lieu fees

      Within any parking assessment district established by the city for the purpose of providing off-street parking facilities, all or a portion of the off-street parking requirement for a use may be satisfied by payment of assessments or fees levied by such district on the basis of parking spaces required but not provided.

(Ord. 5373 § 21 (part), 2016; Ord. 5213 § 2, 2014: Ord. 4964 § 3 (part), 2007)

With respect to on-site and off-site parking space requirements for nonresidential uses within an assessment district wherein properties are assessed under a Bond Plan G financing pursuant to Title 13, the requirements of this Section 18.52.070 shall apply in the CD Assessment district in lieu of comparable requirements in this Chapter 18.52. Requirements for the size and other design criteria for parking spaces shall continue to be governed by the provisions of Chapter 18.54.

(a)   On-Site Parking Requirement

   Any new development, any addition or enlargement of existing development, or any use of any floor area that has never been assessed under any Bond Plan G financing pursuant to Title 13, shall provide one parking space for each 250 gross square feet of floor area, except as may be exempt from such requirement by the provisions of subsection (b) of this section. The purpose of this subsection is to regulate the number of parking spaces required.

(b)   Exceptions to On-Site Parking Requirement

   The requirement for on-site parking provided in subsection (a) of this section shall not apply in the following circumstances:

   (1)   The following square footage shall be exempt from the on-site parking requirement of subsection (a):

      (A)   Square footage for handicapped access which does not increase the usable floor area, as determined by Section 18.18.060(e);

      (B)   Square footage for at or above grade parking, though such square footage is included in the FAR calculations in Section 18.18.060(a).

   (2)   A conversion to commercial use of a historic building in Categories 1 and 2 shall be exempt from the on-site parking requirement in subsection (a), provided that the building is fifty feet or less in height and has most recently been in residential use. Such conversion, in order to be exempt, shall be done in conjunction with exterior historic rehabilitation approved by the director of planning and community environment upon the recommendation of the architectural review board in consultation with the historic resources board. Such conversion must not eliminate any existing on-site parking.

   (3)   Vacant parcels shall be exempt from the requirements of subsection (a) of this section at the time when development occurs as provided herein. Such development shall be exempt to the extent of 0.3 parking spaces for every one thousand square feet of site area, provided that such parcels were at some time assessed for parking under a Bond Plan E financing pursuant to Chapter 13.16 or were subject to other ad valorem assessments for parking.

(c)   Off-Site Parking

   Parking required by this chapter may be provided by off-site parking, provided that such off-site parking is within 500 feet of the site using it and approved in writing by the director of planning and community environment. The director shall assure that sufficient covenants and guarantees are provided to ensure use and maintenance of such parking facilities, including an enforceable agreement that any development occurring on the site where parking is provided shall not result in a net reduction of parking spaces provided, considering both the parking previously provided and the parking required by the proposed use.

   In connection with any expansion of the supply of public parking spaces within the CD commercial downtown district, the city shall allocate a number of spaces for use as "in-lieu parking" spaces to allow development to occur on sites which would otherwise be precluded from development due to parking constraints imposed by this chapter. Off-site parking on such sites may be provided by payment of an in-lieu monetary contribution to the city to defray the cost of providing such parking. Contributions for each required parking space shall equal the incremental cost of providing a net new parking space in an assessment district project plus cost for the administration of the program, all as determined pursuant to Chapter 16.57 of Title 16 of this code, by the director, whose decision shall be final. Only sites satisfying one or more of the following criteria, as determined by the director, shall be eligible to participate in the in-lieu parking program:

   (1)   Construction of on-site parking would necessitate destruction or substantial demolition of a designated historic structure;

   (2)   The site area is less than ten thousand square feet and it would not be physically feasible to provide the required on-site parking;

   (3)   The site is greater than ten thousand square feet, but of such an unusual configuration that it would not be physically feasible to provide the required on-site parking;

   (4)   The site is located in an area where city policy precludes curb cuts or otherwise prevents use of the site for on-site parking;

   (5)   The site has other physical constraints, such as a high groundwater table, which preclude provision of on-site parking without extraordinary expense.

   Office uses above the ground floor shall not be eligible to participate in the in-lieu parking program from the effective date of Ordinance No. 5460 through August 1, 2025.

   Underground parking deeper than two levels below grade shall be prohibited unless a soils report or engineering analysis demonstrates that regular pumping of subsurface water will not be required.

   The following minor adjustments may be made to existing parking facilities that are intended to remain in substantially the same form after restriping.

   (1)   Accessibility and EVSE-related equipment. For sites with existing development, the number on-site parking spaces may be reduced to the minimum extent necessary to: (1) achieve state or federally mandated accessibility requirements or (2) permit installation of electric vehicle charging stations, as defined in California Government Code Section 65850.7. A maximum of 10% of the existing automobile parking stalls, or one stall, whichever is greater, may be removed to accommodate accessibility requirements. Electrical equipment required for EVSE should be placed in a location that minimizes visibility from the public right of way.

   (2)   Substitution of bicycle parking. For sites with existing development, where additional bicycle parking facilities cannot reasonably be located outside of the parking facility area, existing automobile parking stalls may be substituted with long- or short-term bicycle parking facilities. The maximum number of substitutions shall be two existing automobile parking spaces, or 10% of the existing automobile parking stalls, whichever is greater. A minimum of four long-term or eight short-term bicycle parking spaces is required per automobile parking space. The bicycle parking spaces are to be located in the same physical location as the automobile spaces they are replacing, which shall be near primary entries of the building on-site or in locations that meet best practices for bicycle parking facilities.

(Ord. 5651 § 6, 2025: Ord. 5554 § 33, 2022: Ord. 5552 § 3, 2022: Ord. 5513 § 2, 2021: Ord. 5504 § 10, 2020: Ord. 5460 § 13, 2019: Ord. 5373 § 21 (part), 2016; Ord. 5356 § 5, 2015: Ord. 5214 § 5, 2013: Ord. 4964 § 3 (part), 2007)

Automobile parking requirements prescribed in this chapter may be adjusted by the director for properties within parking assessment areas in the following instances and in accord with the prescribed limitations where, in his/her opinion, such adjustment will be in accord with purposes of this chapter and will not create undue impact on existing or potential uses adjoining the site or in the general vicinity. The decision of the director regarding parking adjustments may be appealed as set forth in Chapter 18.78 (Appeals).

   (a)   Tandem Parking

   Tandem parking (a multiple parking configuration locating one stall behind another) may be allowed where in the judgment of the director the parking will serve all proposed uses conveniently. The director shall require such covenants and guarantees as deemed necessary to ensure use and maintenance of such parking facilities.

   (b)   Percentage of Compact Parking Stalls

   For parking facilities exceeding five stalls and with architectural review approval prior to June 1, 2007, a maximum of fifty percent compact parking stalls may be allowed. For any project approved subsequent to June 1, 2007, compact parking is not allowed.

   (c)   Shared Parking Facilities

   For any site or sites with multiple uses where joint use of on-site private or nearby public parking facilities can occur without conflict, and the use is exempt from parking assessment, the total number of spaces otherwise required by application of the schedule may be reduced when the joint facility will serve all existing, proposed, and potential uses as effectively and conveniently as would separate parking facilities for each use or site. In making such a determination, the director shall consider a parking analysis using criteria developed by the Urban Land Institute (ULI) or similar methodology to estimate the shared parking characteristics of the proposed land uses. The analysis shall employ the city's parking ratios as the basis for the calculation of the base parking requirement and for the determination of parking requirements for individual land uses. The number of parking stalls required for any new development or addition may be reduced by no more than twenty percent (20%) of the total number of spaces otherwise required for the site or sites.

   (d)   Off-Site Parking

   Within parking assessment areas, the director may authorize all or a portion of the required parking for a use to be located on a site within the parking assessment area or not more than 500 feet from the boundaries of the parking assessment area, where the zoning of such site permits parking as a use. The director shall require such covenants and guarantees as deemed necessary to ensure use and maintenance of such parking facilities.

   (e)   Modifications to Off-Street Loading Requirements

   The director may modify the quantity or dimensions of off-street loading requirements for non-residential development based on existing or proposed site conditions; availability of alternative means to address loading and unloading activity; and, upon finding that: 1) the off-street loading requirement may conflict with Comprehensive Plan goals and policies related to site design planning, circulation and access, or urban design principles; maximum reduction is one loading space; and 2) and the use of shared on-street loading would not conflict with Comprehensive Plan goals and policies related to site design planning, circulation and access or urban design principles; maximum reduction in one loading space.

   (f)   Affordable Housing

      For 100% affordable housing projects, the director may waive up to 100% of the parking requirement based on maximum anticipated demand. "100% affordable housing" as used herein means a multiple-family housing project consisting entirely of affordable units, as defined in Section 16.65.020 of this code, available only to households with income levels at or below 120% of the area median income, as defined in Chapter 16.65, except for a building manager's unit.

   (g)   Adjustments to Existing Parking Facilities

      The director may approve a reduction in existing on-site parking spaces to achieve the city’s waste management objectives, make improvements to on-site circulation that would reduce or eliminate a hazard, or bring substandard parking stalls into compliance with current design requirements. This provision applies only to sites with existing structures and existing parking facilities that are intended to remain in substantially the same form after re-striping of the facility. A maximum of 10% of the existing automobile parking stalls, or two stalls, whichever is greater, may be removed pursuant to this section.

(Ord. 5504 § 7, 2020: Ord. 5460 § 14, 2019: Ord. 5406 § 8, 2017: Ord. 4964 § 3 (part), 2007)