Any dwelling unit constructed or located after the effective date hereof, or any subsequent amendment thereto, shall be required to provide off street parking facilities in accordance with the provisions of this title. (Ord. 1000 § 39.10, 1955)

Any dwelling or dwelling group, which on the effective date hereof, or of any subsequent amendment thereto, is nonconforming as to the regulations relating to off street parking facilities, may be continued in the same manner as if the parking facilities were conforming. However, any existing dwelling that is enlarged by the addition of one or more bedrooms shall be required to provide off street parking facilities in accordance with the provisions of this title. (Ord. 1000 § 39.10(B), 1955)

Nothing in this title shall be deemed to prevent the voluntary establishment of off street parking facilities in excess of those required by this title, provided that all regulations herein governing the location, design and operation of such facilities are adhered to. (Ord. 1000 § 39.10(C), 1955)

The required off street parking facilities shall be a continuing obligation of the property owner. It is unlawful for an owner to discontinue or dispense with the required vehicle parking facilities without providing other vehicle parking facilities which meet the requirements of this title. (Ord. 1000 § 39.10(D), 1955)

Whenever existing parking facilities are removed or converted to a permitted nonparking use, the following regulations shall apply:

   A.   Any driveway approach that no longer provides access to a covered parking facility shall be removed and replaced with standard curb and gutter, in accordance with city specifications.

   B.   All paved surfaces in the front yard area that no longer provide access to a covered parking facility shall be removed and the area landscaped. (Ord. 1000 § 39.10(F), 1955)

No covered or uncovered tandem parking is permitted for parking credit. Each credited parking space shall be so designed that a car need not be moved to gain access to or from any other parking space. (Ord. 1000 § 39.10(F), 1955)

The number of off street parking spaces required shall be not less than that set forth in sections 18.164.080 and 18.164.090 of this article. (Ord. 1929 § 2, 1983: Ord. 1000 § 39.20, 1955)

   A.   In the A-1, A-2, R-A, R-E, R-S, R-1 and R-1-D districts, there shall be not less than two (2) covered parking spaces in a garage or carport for every dwelling unit.

   B.   A lot of record less than fifty feet (50') in width may provide only one parking space in a garage or carport; however, a single-family dwelling unit containing more than two (2) bedrooms shall provide two (2) covered parking spaces regardless of lot width. (Ord. 1829 § 2, 1983: Ord. 1000 § 39.20(A), 1955)

   A.   Multiple residential projects shall have a minimum of the following number of covered parking spaces:

 

 

   B.   Individually owned dwelling units, such as within condominium or cooperative multiple-family residential projects, shall have a minimum of two (2) covered parking spaces per dwelling unit. The requirements of this subsection may be modified by the city council in a density bonus agreement entered into pursuant to California Government Code section 65915 et seq.

   C.   In addition, all multiple residential projects containing more than two (2) units per lot of record shall provide one uncovered off street parking space for each two (2) units or fraction thereof.

   D.   Parking for Single Room Occupancy facilities shall be provided in accordance with Article XV of chapter 18.156 of this title. (Ord. 2985, 2025: Ord. 1829 § 2, 1983: Ord. 1000 § 39.20(B), 1955)

   A.   The off street parking facilities required by this title shall be located on the same lot or parcel of land as the residential unit they are intended to serve.

   B.   Parking spaces shall not be located in any required front yard, except in mountain areas or hillside lots where garages or carports may be located in the front yard when approved by the planning commission.

   C.   Not more than three (3) carports or garages on any one lot shall have their entryway facing the street.

   D.   Not more than twenty five percent (25%) of the required front yard area on each street shall be paved for driveway access to parking facilities, remaining front yard area to be landscaped. (Ord. 1000 § 39.30(A), 1955)

   A.   Each covered parking space in a garage or carport shall have dimensions not less than ten feet (10') in width and twenty feet (20') in length.

   B.   Each uncovered off street parking space shall have dimensions not less than nine feet (9') in width and nineteen feet (19') in length, except parallel parking stalls, which shall be a minimum of eight feet (8') in width and twenty four feet (24') in length. No part of the area of a required parking space shall be used for driveways, aisles, walkways or other required improvements. (Ord. 1000 § 39.30(B), 1955)

The following requirements shall govern access to off street parking facilities:

   A.   Access to parking facilities from a dedicated street or alley is required.

   B.   Dwelling units located on lots which adjoin a major or secondary highway and do not have access from a side street or alley shall provide vehicular turnaround facilities on the lot to permit forward travel upon entering a street. Such facilities may be required for lots adjacent to collector streets.

   C.   The width of driveway entrances and exits from a public street shall be measured at the property line and shall comply with the following standards unless specific exemptions are made by the director of public works for exceptional circumstances:

 

 

(Ord. 1000 § 39.30(C), 1955)

   A.   All motor vehicles incapable of movement under their own power, other than in cases of emergency, shall be stored in an enclosed parking space.

   B.   All detached truck campers, trailers of any type, including, but not limited to, camping, travel and utility trailers, mobilehomes, boats or other types of watercraft, and similar equipment incapable of movement under its own power shall be parked in an approved parking space or stored in an area screened from the street. No parking or storing is permitted in a driveway or front yard area.

   C.   The storage or long term parking of vehicles and related parts shall be within a garage or carport.

   D.   The repair, restoration and mechanical maintenance of vehicles registered to the resident occupant is permitted provided all work shall be conducted within an enclosed garage or an enclosed area.

   E.   The parking or storage of business related equipment, materials and tools is not permitted on any parcel of land, in any structure or on any street in a residential zone.

   F.   Not more than two (2) commercially licensed vehicles used in conjunction with a business shall be parked in a residential zone.

   G.   A legally parked motor home and/or one commercial licensed vehicle with a load capacity of one ton or less, owned by the resident occupant, is exempt from these regulations. For purposes of this section, a "motor home" means a motorized vehicle that is built on a single truck or motor van chassis primarily designed to provide temporary living quarters for travel, camping, recreation and vacation use. Under no circumstances shall any part of the parked motor home or commercially licensed vehicle overhang into the public right of way.

   H.   No parking is permitted in required landscaped front yard areas.

   I.   Notwithstanding the provisions of subsection B of this section, a resident of a residential zoned parcel may park a detached camper, trailer, or watercraft in a designated front yard driveway, or other city approved hard surfaced area in the front yard, of said parcel provided that the resident has obtained a minor exception permit in accordance with sections 18.168.040 through 18.168.100 of this title. Approval of said permit is contingent upon the following:

      1.   Compliance with this section is not possible or practical, because there is no other more suitable location in the side or rear yard of the property for the parking of the vehicle. This finding may be made if such other location would require significant physical remodeling of structures or improvements, the removal of significant landscaping, or otherwise be a hardship to the applicant;

      2.   The proposed location of the vehicle will not be detrimental to the public health, safety or welfare or be injurious to surrounding properties;

      3.   The vehicle will not overhang into the public right of way;

      4.   The parked vehicle will not interfere with a motorist's line of sight when approaching an intersection or when exiting a driveway;

      5.   The granting of the minor exception permit is subject to the following conditions:

         a.   Only one permit shall be issued per residential parcel;

         b.   The permit must identify the vehicle by license number;

         c.   The permit must include an approved site plan that identifies where on the parcel the vehicle may be parked;

         d.   The vehicle may be partially screened from view of surrounding properties to the degree possible as determined by the committee reviewing the permit. Such screening material may consist of fencing, walls or landscaping;

         e.   The vehicle must be maintained in a clean and usable appearance;

         f.   The permit shall expire upon the applicant's termination of their residency upon the parcel;

         g.   The permit shall expire two (2) years after the date of approval. An application for a new permit may be requested in accordance with this section. (Ord. 2567 § 1, 2004: Ord. 2333 § 42, 1997: Ord. 1000 § 39.40(1), 1955)

Any building or structure constructed or located, and any use of land established after the effective date hereof, or any subsequent amendment thereto, shall be required to provide off street parking facilities in accordance with the provisions of this title. (Ord. 1000 § 40.10(A), 1955)

Any use of property, which on the effective date hereof or of any subsequent amendment thereto, is nonconforming only as to the regulations relating to off street parking facilities, may be continued in the same manner as if the parking facilities were conforming. However, such parking facilities as do exist shall not be reduced. (Ord. 1000 § 40.10(B), 1955)

Nothing in this title shall be deemed to prevent the voluntary establishment of off street parking or loading facilities in excess of those required by this title, provided that all regulations herein governing the location, design and operation of such facilities are adhered to. (Ord. 1000 § 40.10(C), 1955)

At the time a building permit is requested for any building or structure, or at the time a new use of land which would require off street parking is established, a plot plan shall be submitted to the planning department for approval or reference to the planning commission for approval whenever required. (Ord. 1000 § 40.10(D), 1955)

   A.   Before any parcel of land is paved with asphaltic concrete or other surfacing material, a permit shall be obtained from the building and safety department.

   B.   No building shall be occupied and no final inspection shall be given by the building and safety department until off street parking spaces are provided in accordance with the provisions of this section. (Ord. 1000 § 40.10(E), 1955)

Required parking area shall be used exclusively for vehicle parking in conjunction with a permitted use, and shall not be reduced or encroached upon in any manner. (Ord. 1000 § 40.10(F), 1955)

The required off street parking facilities shall be a continuing obligation of the property owner so long as the use requiring vehicle parking facilities continues. It shall be unlawful for an owner of any building or use to discontinue or dispense with the required vehicle parking facilities without providing other vehicle parking facilities which meet the requirements of this title. (Ord. 1000 § 40.10(G), 1955)

The provisions of this title shall apply uniformly throughout the city, except that property located within the territorial limits of any completed proceedings for the formation of an off street parking district shall be deemed to have complied with the provisions of this title. (Ord. 1000 § 40.10(H), 1955)

To comply with the parking requirements as outlined in this chapter, an in lieu parking fee may be paid instead of providing the required parking. This provision shall apply to changes of use, additions to existing buildings and new construction. The reduction in the number of required parking spaces and the payment of the in lieu parking fee shall be allowed, if the commission can make all of the following findings:

   A.   The proposed new construction is infill construction in an already densely developed area;

   B.   The size or configuration of the property precludes providing the required parking; or that providing the required parking would result in the demolition of qualified historic buildings, either on site or on adjacent properties;

   C.   The proposed project is compatible in size, scale, massing, bulk, character, quality and rhythm with the existing streetscape and neighborhood;

   D.   The proposed building and use make a desirable contribution to the neighborhood;

   E.   Approval of the reduced parking requirement and payment of the in lieu fee will have no adverse impact on the existing parking district.

The in lieu fees and the in lieu parking fee area map shall be established by resolution of the city council. Only properties within the defined boundaries of a designated in lieu parking fee area shall be permitted to use this provision. Parking facilities funded by the in lieu fee program shall be located within the boundaries of the in lieu parking fee area. (Ord. 2159 § 1, 1991)

The required off street parking for any building, structure or use of land which is not specifically listed in this article shall be determined by the director of planning. Such determination shall be based upon the requirements for the most comparable use specified herein. (Ord. 1000 § 40.10(I), 1955)

If ambiguity or an omission arises concerning the appropriate classification of a particular use within the meaning and intent of this chapter, the matter shall be referred to the planning commission for decision. The commission shall forward its findings to the city council by resolution of record for approval. (Ord. 1000 § 40.10(J), 1955)

The number of off street parking spaces or amount of parking area required for each listed use shall be not less than that set forth in this section. Whenever more than one method of calculating the required number of spaces or area is indicated, the method which provides the greatest number of spaces shall apply.

 

(Ord. 2611 § 1, 2005: Ord. 2294 § 1, 1995: Ord. 2065 § 1, 1989: Ord. 1000 § 40.20, 1955)

The off street parking facilities required by this title shall be located on the same lot or parcel of land as the use they are intended to serve, except that in cases of practical difficulty, the planning commission may approve a substitute location which meets the following conditions:

   A.   All or part of the substitute location is within two hundred feet (200') of the principal use for which the parking is being provided;

   B.   The substitute lot is in the same possession as the use it is intended to serve. Such possession may be by deed or long term lease, the terms of which meet the approval of the city. (Ord. 1000 § 40.30(A), 1955)

   A.   Each off street parking space shall have dimensions not less than nine feet (9') in width and nineteen feet (19') in length, except parallel parking stalls which shall be a minimum of eight feet (8') in width and twenty four feet (24') in length. No part of the area of a required parking space shall be used for driveways, aisles, walkways or other required improvements.

   B.   Compact parking stalls are permitted subject to the following:

      1.   Compact stalls shall have dimensions no less than eight feet (8') in width and fifteen feet (15') in length.

      2.   Compact spaces are permitted for projects that provide more than twenty five (25) off street parking spaces. The first twenty five (25) spaces shall be standard size stalls. Twenty five percent (25%) of the remaining parking may be compact spaces.

      3.   Compact spaces shall be located away from the main building entrance and in no case shall compact spaces be permitted adjacent to any building entrance.

      4.   Compact spaces shall be designated "COMPACT" and shall be visible day and night.

      5.   Including one of the following to be determined by staff:

         a.   Compact parking spaces are permitted in areas of the city where parking does not currently meet code upon a finding by the planning commission that the use of compact parking stalls will alleviate an existing parking problem; or

         b.   Compact spaces are permitted for long term parking when there is a proportionate increase in parking lot landscaping as follows: for each proposed compact space, thirty (30) square feet of landscaping shall be provided in the parking area in addition to the minimum landscape requirements of this code. (Ord. 2068 § 1, 1989: Ord. 1000 § 40.30(B), 1955)

The following requirements shall govern access to off street parking facilities:

   A.   Forward travel to and from parking facilities from a dedicated street or alley is required. The parking area shall be adequate to facilitate the turning of vehicles to permit forward travel upon entering a street.

   B.   All uses which adjoin a major or secondary highway shall, wherever possible, have access by way of a service road or alley.

   C.   The access to all off street parking facilities shall be designed in a manner which will not interfere with the safe movement of traffic.

   D.   Concrete driveway approaches shall be provided for ingress to and egress from all parking facilities. Each parking space shall be easily accessible to the intended user. The width of driveway entrances and exits from a public street shall be measured at the property line and shall comply with the following standards, unless specific exemptions are made by the director of public works:

 

 

(Ord. 1000 § 40.30(C), 1955)

   A.   Minimum lot dimensions shall be provided in accordance with the angle of the parking spaces they serve. (See table 18.164.280(A) of this section.)

   B.   Stall depths may be reduced up to one foot (1') where the parking space is adjacent to a six foot (6') or wider sidewalk, or adjacent to a landscaped planter with an interior diameter of five feet (5') or more.

   C.   Wheel stops shall be provided only along side and rear property lines when necessary to protect adjacent property from vehicle encroachment.

   D.   Circulation within a parking area with more than one aisle must be such that a car need not enter the street to reach another aisle within the same parking area.

TABLE 18.164.280(A)

 

 

   E.   Directional signs shall be required to differentiate between entrance and exit access points to the street. (Ord. 1852 § 1, 1984: Ord. 1000 § 40.30(D), 1955)

The location of parking facilities shall comply with the following:

   A.   In the agriculture, residential, A-P, C-1, C-2 and M-P zones, parking shall not be permitted in the required front yard. On a corner lot or through lot, parking shall not be permitted in the required yards adjoining either street.

   B.   In other commercial and manufacturing zones, a portion of the required front yard areas may be used for parking, provided that the landscaping, fencing and all other provisions of this title are met.

   C.   No part of any parking area for more than five (5) vehicles shall be closer than ten feet (10') to any residential use, school, hospital, or other institution for human care located on an adjoining lot, unless screened by a masonry wall not less than four feet (4') in height. (Ord. 1000 § 40.30(E), 1955)

Every parcel of land hereafter used as a public or private parking area, including a commercial parking lot and a vehicle sales area, shall be developed and maintained in good condition and in accordance with the provisions of this chapter. (Ord. 1000 § 40.30(F), 1955)

All required parking areas shall have the following improvements:

   A.   All off street parking areas and vehicle sales areas, and any driveways used for access thereto, shall be paved. Such paving shall consist of suitable base material, topped with hard, durable, plant mix asphaltic paving at least two inches (2") thick after first compaction, or Portland cement paving at least three inches (3") thick. The surface shall be graded and drained so as to dispose of all surface water. Drainage shall be taken to the curb or gutter and away from adjoining property. Such drainage shall not be allowed to cross the surface of a public sidewalk.

   B.   Parking spaces shall be legibly marked off on the pavement.

   C.   Where such areas adjoin residential districts, they shall be separated therefrom by a solid masonry wall six feet (6') in height, provided such wall shall not exceed three feet (3') in height where it is in the front yard area of an abutting residential use or district. Where no fence or wall is required along a boundary of an area covered by this section, there shall be a concrete curb or concrete wheel stops not less than six inches (6") in height securely installed and maintained as a safeguard to abutting property or public right of way. The barrier shall not be less than two feet (2') from a property line.

   D.   Where such area adjoins a residential district, there shall be a border of appropriate landscaping, not less than six feet (6') in depth, along the residential street frontage to protect the character of the adjoining residential property. Such landscaping shall be maintained by the owner or operator of the premises. Plans for the development shall be submitted to the planning department for approval.

   E.   When more than five (5) parking spaces are proposed for a parcel, a minimum of seven percent (7%) of such parking area shall be landscaped and maintained in accordance with the provisions of chapter 18.168 of this title.

   F.   Parking lots intended for nighttime use shall be adequately lighted for safe vehicular and pedestrian movements. Lighting shall be arranged to reflect away from adjoining properties and streets. (Ord. 2498 § 1, 2002: Ord. 1000 § 40.30(G), 1955)

The use of alternative improvement standards for accessory parking areas that serve public parks, trails and linear parks, or similar public uses may be approved by the final acting authority upon the review and recommendation of technical staff within planning, municipal utilities and engineering, building and safety, police, fire, and quality of life, and provided the following minimum criteria are met:

   A.   Alternative surfacing material may be allowed in all areas of the parking lot unless otherwise required by this section. Consideration shall be given for surface materials that are compatible with the surrounding area;

   B.   Fire and emergency access shall be approved by the fire marshal;

   C.   Disabled parking and access is provided in accordance with title 24 of the California code of regulations;

   D.   Paved accessible access is provided in accordance with the Americans with disabilities act to the building or facility;

   E.   The minimum parking stall dimensions shall not be less than eight feet (8') in width and fifteen feet (15') in length, as provided by subsection 18.164.260B1 of this chapter for compact stalls. Notwithstanding the allowance of reduced parking stalls, a portion of the parking stalls and the parking area shall be designed to accommodate larger vehicles such as trucks, vans, and buses;

   F.   Driveway approaches shall not be less than fourteen feet (14') in width for single lane entrances and exits and no less than twenty six feet (26') in width for combined entrances and exits;

   G.   The drive aisle for one-way aisles shall be no less than twelve feet (12') in width and no less than twenty six feet (26') in width for two-way aisles;

   H.   Twenty feet (20') of paved access shall be provided from the edge of roadway;

   I.   Adequate site drainage and water quality management measures are provided;

   J.   Parking areas serving more than five (5) vehicles shall comply with subsection 18.164.290C of this chapter for minimum distances or screening of the spaces from any residential use, school, hospital, or other institution for human care located on an adjoining lot; and

   K.   Reduced landscape standards may be allowed pursuant to subsection 18.168.210F of this title. (Ord. 2835, 2016)

The planning commission may, upon application by the owner or lessee of any property, authorize the joint use of parking facilities by the following uses or activities under the conditions specified herein:

   A.   Up to fifty percent (50%) of the parking facilities required by this chapter for a use considered to be primarily a daytime use may be provided by a use considered to be primarily a nighttime use; up to fifty percent (50%) of the parking facilities required by this chapter for a use considered to be primarily a nighttime use may be provided by a use considered to be primarily a daytime use, provided that such reciprocal parking area shall be subject to conditions as set forth in subsection C of this section.

   B.   1. The following uses are typical daytime uses: banks, business and professional offices, retail stores, personal service shops, clothing or shoe repair or service shops, and similar uses.

      2.   The following uses are typical of nighttime and/or Sunday uses: auditoriums, fraternal lodges, churches and theaters.

   C.   Conditions required for joint use:

      1.   A building or use for which application is being made for authority to utilize the existing off street parking facilities provided by another building or use, shall be located within one hundred fifty feet (150') of such parking facilities.

      2.   The applicant shall show that there is no substantial conflict in the principal operating hours for the buildings or uses for which the joint use of off street parking facilities is proposed.

      3.   Parties concerned in the joint use of off street parking facilities shall evidence agreement for such joint use by a proper legal instrument approved by the city attorney as to form and content. (Ord. 1000 § 40.40, 1955)

The purpose of this section is to permit a reduction in the number of required off street spaces for certain specified uses within a mixed use project through the sharing of parking resources. This section allows for shared parking for two (2) or more different land uses listed in this section that are located adjacent to or near one another on the same mixed use project site.

   A.   Shared parking is based on the hourly variations during the day in the number of parking spaces needed for each of the different identified uses. The minimum number of required off street parking spaces is determined by the hour in which the highest number of spaces is needed for the combined uses. Table 18.164.325(A) of this section shows the percentage of peak parking demand that occurs for each use for each hour of the weekday. The period during which a use is expected to generate its peak parking need is indicated as one hundred percent (100%). Table 18.164.325(B) of this section shows the percentage of peak parking demand that occurs for each use for each hour of the weekend day.

   B.   For a mixed use project, the total number of required off street parking spaces for shared parking shall be calculated by using the following methodology:

 

 

   C.   Residential uses shall not be included in the determination of shared parking requirements, except for visitor parking required for a mixed use project by article I of this chapter.

   D.   Prior to any substantial change in the tenant mix of a mixed use project, as determined by the community development director, for which this section was utilized for compliance with the parking requirements of this code, an amendment to the entitlement approving the mixed use project shall be submitted to the reviewing body to demonstrate compliance with the provisions of this section.

   E.   In allowing a reduction in the number of off street parking spaces required by a mixed use project under this section, the reviewing body must determine that:

      1.   The requirements of all other applicable provisions of this chapter are met; and

      2.   The reduction allowed under this section provides sufficient parking to serve the intended and potential use of the proposed mixed use project.

City of Redlands

 

 

(Ord. 2688 § 1, 2008)

   A.   Every hospital, institution, hotel, commercial or industrial building hereafter erected or established shall have and maintain loading space as provided in section 18.164.340 of this article.

   B.   When the lot upon which the loading space is located abuts upon an alley, such loading space shall adjoin and have access from the alley. The length of the loading space may be measured perpendicular to or parallel with the centerline of the alley. Where the loading space is parallel with the alley, the loading space shall extend across the full width of the lot, except that if only two (2) spaces are required, the length of the loading area need not exceed fifty feet (50').

   C.   Where the loading area abuts a street, the front yard required in the district may be used in calculating the area required for loading, providing that there is not more than one entry or exit to a sixty foot (60') lot, or fraction thereof.

   D.   Loading space being maintained in connection with any existing main building on the effective date hereof shall thereafter be maintained so long as the building remains, unless an equivalent number of such spaces are provided on a contiguous lot in conformity with the requirements of this chapter; provided, however, that this regulation shall not require the maintenance of more loading space than is hereby required for a new building, nor the maintenance of such space for any type of main building other than those specified above.

   E.   Loading space required by this title may occupy a required rear yard, but in no case shall any part of an alley or street be used for loading. (Ord. 1000 § 41.00, 1955)

All hospitals, institutions, hotels, commercial and industrial uses shall provide loading spaces not less than ten feet (10') in width, twenty feet (20') in length and fourteen feet (14') in height, as set forth in table 18.164.340 of this section.

 

(Ord. 2128 § 1, 1990: Ord. 1000 § 41.10, 1955)

The purpose of this article is to establish a process for the consideration and approval of a permit for modified parking requirements for historic structures. The permit allows certain specified citywide parking requirements to be modified as an incentive to preserve and maintain designated historic structures. The planning commission shall have the authority to approve a request for a parking modification permit, subject to the provisions of this article. (Ord. 2128 § 1, 1990)

For purposes of this article the following words shall have the meanings ascribed to them:

   A.   "Historic structure" means a structure included on the city's Register of Historic and Scenic Properties, list of individually designated historic resources, or a state or national listing of historical significance. (Ord. 2128 § 1, 1990)

   A.   For historic structures located in nonresidential zoning districts, and for land in residential districts located adjacent to park lands, the off street parking requirements of section 18.164.240 of this chapter may be modified in one of the following ways:

      1.   A reduction of the required number of parking spaces by twenty percent (20%); or

      2.   The crediting of on street parking spaces which are adjacent to frontage of the designated historic structure site towards the total number of required off street parking spaces required for the use, provided that the planning commission determines that such on street parking spaces will remain available for public parking during all business hours in the future. No on street parking spaces located within fifteen feet (15') of a "stop" sign or corner radius shall be counted. No on street parking spaces located in front of a bus stop shall be counted.

   B.   For historic structures located in all zones within the city:

      1.   A reduction of the width of driveway aisles by four feet (4') from the requirements of section 18.164.280 of this chapter (e.g., from 26 feet to 22 feet for 90 degree parking).

      2.   Allow the use of off site parking in parking lots that are located up to four hundred feet (400') away from the historic structure, rather than two hundred feet (200') as provided in section 18.164.250 of this chapter, where the planning commission determines that the applicant has provided adequate incentives for the use of such parking lots.

      3.   Allow vehicles to back out into alleys where the planning commission determines that visibility is good and such backing out of vehicles can be done safely, notwithstanding the provisions of section 18.164.270 of this chapter.

      4.   Allow twenty five percent (25%) of the parking lot located on the site of the historic structure to be compact spaces, without requiring the first twenty five (25) spaces to be full size as required by subsection 18.164.260B2 of this chapter.

      5.   Allow tandem parking where the planning commission determines that such parking would be effectively used.

      6.   Allow the reduction of the two-way aisle widths specified in table 18.164.280(A) of this chapter from twenty feet (20') to ten feet (10') where the location of the historic structure on the site prohibits construction of a full width driveway, and allow the reduction of driveway approaches to fourteen feet (14'), as opposed to twenty six feet (26') as required in subsection 18.164.270D of this chapter. Such reductions shall only be approved for driveways to parking areas having less than twenty (20) parking spaces.

      7.   Allow for the use of three foot (3') wide planters for required landscape areas, notwithstanding the five foot (5') requirement of section 18.168.180 of this title.

      8.   Allow for the deletion of the loading space requirements prescribed by section 18.164.340 of this chapter for historic structures having less than six thousand (6,000) square feet of gross floor area.

   C.   The planning commission may approve the parking modification permit with such conditions as are necessary to adjust the permitted parking modification to the proposed use and effectuate the purposes of this article. (Ord. 2128 § 1, 1990)

Parking modification permits may be approved by the planning commission or city council for historic structures for which additions are proposed to be constructed; provided, however, the modification shall not be applicable to any parking requirements necessary for any portion of the proposed addition which exceeds fifteen percent (15%) of the gross floor area of the structure. (Ord. 2128 § 1, 1990)

Prior to rendering a decision on an application for a parking modification permit, the planning commission shall submit the application to the city's historic and scenic preservation commission and the city's engineering department for their review and recommendation, and the commission's and department's recommendations shall be considered by the planning commission in imposing any conditions on the project. (Ord. 2128 § 1, 1990)

Notice of an application for a parking modification permit shall be published in a newspaper of general circulation not less than ten (10) days prior to the date set for the planning commission hearing. Notices shall also be mailed not less than ten (10) days prior to the date of the meeting to owners of property within a radius of three hundred feet (300') of the external boundaries of the property described on the application, using for this purpose the name and address of such owners as shown on the latest official tax role of the county. (Ord. 2128 § 1, 1990)

The planning commission, in approving a parking modification permit, shall find as follows:

   A.   The proposed parking modification and use of the historic structure is necessary or desirable for the development of the community, is in harmony with the various elements and objectives of the general plan, and is not detrimental to existing uses or to uses specifically permitted in the zone;

   B.   That approving the proposed parking modification and use will significantly improve the possibility that the structure will be preserved and maintained as a historic structure;

   C.   That the required parking cannot be provided without the approval of the requested modification;

   D.   That all on site parking lots will function safely;

   E.   That approval of the parking modification will not harm the integrity of the historic structure or the surrounding neighborhood. (Ord. 2128 § 1, 1990)

The planning department shall maintain a log of all parking modifications approved pursuant to this article and shall make the log available to the planning commission for its review in determining the cumulative impacts of approving an application for a parking modification permit within the community surrounding the historic structure. (Ord. 2128 § 1, 1990)

   A.   Within ten (10) days of transmittal of the planning commission's finding and decision to the applicant, any aggrieved party may appeal such decision to the city council. Such appeal shall be made on forms provided by the city, and upon payment of an appeal fee as set by council resolution.

   B.   The city council shall forthwith hold a public hearing on an appeal after such hearing is noticed as set forth in section 18.164.460 of this article.

   C.   After such public hearing, the city council shall either approve, modify or disapprove the appealed application. If the planning commission has not made the findings required by section 18.164.470 of this article, the council must do so before it can approve the application for a parking modification permit. (Ord. 2128 § 1, 1990)