The intent of the off-street parking requirements is to ensure sufficient, safe, and convenient parking to maximize safe and efficient traffic flows, and to enhance the appearance of parking areas.

(Prior code § 10-2.2600)

For the purposes of this article, unless otherwise apparent from the context, certain words and phrases used in this article are defined as follows:

(a)

"Floor area tabulations" for all applications for use permits, development review, design review, or building permits shall be accompanied by a detailed tabulation of the proposed land uses and a calculation of the number of off-street parking spaces required, as well as the number of spaces provided.

(b)

"Gross floor area" is the sum of the gross horizontal area of the total number of floors of a building and it's accessory buildings on the same site measured from the outside walls.

(c)

"Off-street parking" shall mean parking area located off any public right-of-way, alley, or private street which shall be provided as required by this article.

(d)

"Parking area" shall mean that part of the property used or intended to be used for parking and/or storage of vehicles, access drives, aisles, and maneuvering and may include landscaping within that portion of the property that is used for vehicle and pedestrian access and circulation. Parking area shall exclude loading spaces and facilities and associated areas not required for drives, aisles and maneuvering for parking required herein.

(e)

"Parking garages" shall include all buildings or portions of buildings used or intended to be used for public or private parking. Included are public "open parking garages" as defined in section 709 (b) of the 1988 Uniform Building Code.

(Prior code § 10-2.2601)

(a)

Every building hereafter erected or use hereafter established shall be provided with parking spaces as provided in section 10.08.3480 of this article, subject to the other provisions of this article. Such parking spaces shall be made permanently available and be permanently maintained for parking purposes.

(b)

Notwithstanding the provisions of subsection (a) of this section, if any existing building is hereafter removed or demolished to provide a site for a building, the new building shall be provided with parking spaces in conformance with the provisions of this article.

(c)

When the computation of the number of off-street parking spaces required by this article results in a five-tenths (.5) or more fractional space, such fractional space shall be counted as one parking space.

(d)

In the instance when an existing building has a change of use or occupancy that would increase the number of parking spaces being required, such additional spaces shall be required in conformance with the provisions of this article. In calculating needed spaces, it shall be assumed that adequate spaces existed for the previous legal use and only the additional demand created by the change of use needed be provided.

(e)

In the instance when an existing building is enlarged, reconstructed, remodeled or structurally altered, additional parking shall be required only for such alterations. Extra parking, over and above that required by the alterations, would not be required to cure any existing parking space deficiencies that might exist with any already existing and previously constructed building.

(f)

In the instances set forth in subsections (d) and (e) of this section, landscaping shall be provided in proportion to the additional spaces being provided above, and shall be provided in conformance with the landscaping requirements of section 10.08.3650 of this article.

(g)

Separate lots. If a building, structure, or improvement requiring parking is located upon a separately recorded lot from that upon which the required parking is provided, whether in the same or separate ownership, there shall be a recording in the office of the County Recorder of a covenant by such owner or owners for the benefit of the City, in a form first approved by the City, that such owner or owners will continue to maintain such parking space so long as such building, structure, or improvement is maintained within the City. The covenant required by this section shall stipulate that the title to such right to use the lot or lots upon which the parking facilities are to be provided will be subservient to the title to the premises upon which the building is to be erected and that such lot or lots are not and will not be made subject to any other covenant or contract for use without the prior written consent of the City.

(h)

Location. Off-street parking facilities shall be located as set forth in this section. Where a distance is specified, such distance shall be the walking distance measured from the nearest point of the building such facility is required to serve.

(1)

For any type of dwelling, parking facilities shall be located on the same lot or building site as the buildings they are required to serve.

(2)

For uses other than those specified in subdivision (1) of this subsection, parking facilities shall be located not over two hundred (200¢) feet from the buildings they are required to serve.

(3)

Required residential off-street parking shall not be permitted in any required side yard, rear yard, or front yard area with the following exceptions:

(i)

Those required for housing units recognized by the City to be in a low or very low income housing program may be located in the side and rear yard;

(ii)

Those required for multiple family dwellings may be located in the rear yard. In no case shall the rear yard for multiple family dwellings be reduced to less than three (3¢) feet.

Upon approving projects with new parking areas with spaces proposed to be located within rear yard areas, the Community Development Director, Planning Commission, or City Council, according to the requirements of this title, shall adopt findings contained within section 10.08.4270(g).

(i)

Mixed occupancies in a building. In the case of mixed uses in a building or on a lot, the total requirements for off-street parking facilities shall be the sum of the requirements of the various uses computed separately. Off-street parking facilities for one use shall not be considered as providing required parking facilities for any other use except as specified for joint use in subsection (j) of this section.

(j)

Joint use. The Commission, upon an application by the owner or lessee of any property, may authorize the joint use of parking facilities for any other use as hereinafter specified:

(1)

Up to fifty (50%) percent of the parking facilities required by this article for a use considered to be primarily a daytime use may be provided by the parking facilities of a use considered to be primarily a nighttime use; up to fifty (50%) percent of the parking facilities required by this article for a use considered to be primarily a nighttime use may be provided by the parking facilities of a use considered to be primarily a daytime use; provided, however, such reciprocal parking area shall be subject to the conditions set forth in subdivision (3) of this subsection.

(2)

The following uses are typical daytime uses: banks, business offices, retail stores, personal service shops, clothing or shoe repair or service shops, manufacturing or wholesale buildings and similar uses. The following uses are typical of nighttime and/or Sunday uses; auditoriums incidental to a public or parochial school, churches, dance halls, theaters, and bars.

(3)

Conditions required for joint use:

(i)

The building or use for which an application is being made for authority to utilize the existing off-street parking facilities provided by another building or use shall be located within 200 feet of such parking facility;

(ii)

If the building, structure, or improvement requiring parking space is in one ownership, and the required parking space provided in another ownership, partially or wholly, there shall be recorded in the office of the County Recorder a covenant by such owner or owners as prescribed by subsection (g) of this section.

(k)

Common facilities. Common parking facilities may be provided in lieu of the individual requirements contained in this section. Such facilities shall be approved by the Commission as to size, shape, and relationship to business sites to be served. The total of such off-street parking spaces shall not be less than the sum of the parking required for uses computed separately. If the common facilities are located on more than one lot, a covenant for the maintenance and continued use of such parking facilities shall be filed in accordance with the provisions of subsection (g) of this section.

(l)

Plans. Plans of proposed parking areas shall be submitted to the office of the Building Inspector at the time of the application for the building permit for single-family and two-family dwelling units. For all other development and uses requiring parking, such plans shall accompany the site plan and architectural application for review by the Community Development Director. The plans shall clearly indicate the proposed development, including the location, size, shape and design of the parking area, parking area improvements, landscaping, and other features of the proposed parking lot. Plans shall provide sufficient information to determine compliance with the provisions of this article.

(Ord. 1040 § 5 Exh. E (part), 2002; prior code § 10-2.2602)

Exceptions to the determination of the required parking spaces and landscaping area are:

(a)

No building as it exists on the effective date of the ordinance codified in this article shall be deemed to be nonconforming solely by reason of the lack of off-street parking spaces; provided, however, any portion of the premises being used for off-street parking in connection with any such building shall not be reduced below the requirements of this article.

(b)

Notwithstanding Section 10.08.460, any part of a parcel used as a parking area in conjunction with vehicle sales or rentals, on or before the effective date of the ordinance establishing these requirements, shall be improved and developed in accordance with Sections 10.08.3640 and 10.08.3650 within one year from the effective date of the ordinance establishing these requirements, as follows:

(1)

Where one-third ( ¹ / ₃ ) or less of any parking area has been paved, development standards contained in Sections 10.08.3640 and 10.08.3670 shall be required;

(2)

Where more than one-third ( ¹ / ₃ ) of any area usable for parking has been paved, the remainder shall be paved and drainage installed in accordance with the requirements of Section 10.08.3640 of this article. In such cases, landscaping and other development standards for the newly paved area shall be consistent with the design of the existing paved area.

(c)

Every building hereafter enlarged, reconstructed, remodeled or structurally altered shall be provided with parking spaces to compensate for the additional parking demand, if any, created by such enlargement, reconstruction, remodeling, or structural alteration, excluding those located in the CBD zone. Buildings enlarged, reconstructed, remodeled or structurally altered in the CBD zone shall provide parking, or pay an in-lieu fee as set by Council resolution for the purpose of providing parking in the CBD zone. Landscaping and improvement standards contained within Sections 10.08.3640 and 10.08.3670 shall be required for such new parking areas. Landscaping shall be distributed throughout the site for which additional parking is intended in a manner satisfactory to the Director of Community Development.

(d)

Any building in the Downtown Incentive Area (as that geographical area is defined by Resolution No. 97-115, adopted by City Council on April 15, 1997, or any duly authorized amendment thereto) shall not be subject to the additional off-street parking requirements set forth in this article, provided that a building permit applicant establishes, to the satisfaction of the Community Development Director, that the following requirements are met prior to the issuance of the building permit:

(1)

The type of use to which the building is to be put is eligible for participation in the Downtown Incentive Program, as described in Tracy Municipal Code Chapter 6.20.

(2)

In the event that the real property on which the building is located has existing parking within the boundaries of the Downtown Incentive Area, the owner of the real property shall execute and record, in the office of the County Recorder, a covenant for the benefit of the City, in a form first approved by the City, by which the owner agrees to: (i) improve and maintain the existing parking in accordance with City standards as set forth in this article, and the City Design Documents as defined by Tracy Municipal Code Section 12.08.010; (ii) maintain the existing parking for the benefit of the general public, and not restrict the use of the existing parking for the benefit of customers of the building; (iii) stipulate that the existing parking will not be used for any purpose other than parking without the prior written consent of the City; (iv) hold the City harmless, and indemnify and defend the City from and against any claims by third parties regarding the use of the existing parking; and (v) the term of the covenant shall be not less than five (5) years.

(3)

In the event that the real property on which the building is located does not have existing parking within the boundaries of the Downtown Incentive Area, the applicant for the building permit shall execute a promissory note, in a form first approved by the City, by which the applicant agrees to: (i) pay the Downtown Incentive Area Parking Fee (in an amount established by Implementing Resolution No. 97-114, adopted by City Council on April 15, 1997, or any duly authorized amendment thereto) in five equal installments over a five (5) year period, and (ii) pay interest on late payments in an amount fixed by the City's Finance Manager in accordance with the rate established by the Local Agency Investment Fund.

(e)

Off-street parking space reduction. The number of off-street parking spaces required in section 10.08.3480 may be reduced by up to twenty (20) percent if the owner of the property submits a parking study documenting that such off-street parking spaces will not be necessary to mitigate parking demands for a use or project. The parking study shall contain surveys or documented parking demand for similar uses or other written documentation to the satisfaction of the Development Services Director. The determination regarding an off-street parking space reduction shall be made by the Development Services Director, unless the permit or approval for the project or use must otherwise receive Planning Commission or City Council approval, in which case the off-street parking space reduction determination shall be made by the Planning Commission or City Council, whichever has review authority for the project or use. In making a determination regarding an off-street parking space reduction, the Director, Commission, or Council shall take into account the following: the parking study; the availability of nearby on- or off-street parking; accessibility to nearby public transit; the City site planning design goals; and other relevant information.

(Prior code § 10-2.2603 as amended by § 1, Ord. 954 C.S., eff. June 14, 1997)

(Ord. No. 1181, § 1, 1-15-2013)

*Editor's Note: Ord. 954 C.S., which added subsection (d) to § 10.08.3470, will automatically expire June 14, 2002.

Except as otherwise provided in this chapter, the number of off-street parking spaces for the various uses shall be as set forth in the "Permitted Parking Chart." The parking requirements for handicapped persons shall conform to the provisions of Title 24 of the State Building Code, and shall be provided according to the schedule in City of Tracy Standard Plans.

(Prior code § 10-2.2604)

PERMITTED PARKING CHART

(Ord. 1050 § 5, 2003; prior code § 10-2.2604; Ord. No. 1254, § 3, 5-1-2018)

Where the parking requirements for a use are not specifically set forth in this article, the parking requirements for such use shall be determined by the Commission, and such determination shall be based upon the requirements for the most comparable use set forth in this article. The request for such a determination shall include the required filing fee and any necessary information.

(Prior code § 10-2.2605)

Parking areas containing twenty (20) or more spaces may include a maximum of thirty (30%) percent of the total number of spaces for compact cars. Parking lots containing fewer than twenty (20) spaces but more than ten (10) spaces may include a maximum of twenty (20%) percent of the total number of spaces for compact cars. These spaces shall be designed and marked in accordance with City Standards and distributed throughout the lot.

(Prior code § 10-2.2606)

(a)

Bicycle parking spaces shall be provided for parking lots as required in the table below:

(b)

Bicycle parking facilities shall be located in separate stall areas. Stalls shall be:

(1)

Designed for the mutual protection of bicycles, autos, and pedestrians;

(2)

Be located so as not to obstruct pedestrian and auto access;

(3)

Shall provide protection from vehicle damage;

(4)

Be located on the site within one hundred (100') feet of the public entrance to each building or use.

(c)

A bicycle stall shall be a permanent fixture and shall provide a method for locking or securing the bicycle frame and wheels in an upright position. A bicycle stall space shall be approximately five and one-half (5½') feet long and two and one-half (2½') feet wide, having adequate back-up and maneuvering space.

(Prior code § 10-2.2607)

The following design policies shall apply in all circumstances.

(a)

The design of parking shall conform with the City Standards for parking spaces;

(b)

Tandem parking shall not be utilized in meeting the minimum parking requirements;

(c)

The following minimum access driveway widths shall apply:

(1)

Access drives serving not more than two dwelling units shall have a clear minimum width of ten (10') feet,

(2)

All other access drives shall have a clear minimum width of twelve (12') feet for one way traffic and a minimum width of eighteen (18') feet for two-way traffic.

(Prior code § 10-2.2609)

(a)

It shall be unlawful to park on any unpaved surface. Every parking area used or intended to be used as a public or private parking area shall be paved with a surfacing material in compliance with City of Tracy Standards.

(b)

Every lot shall be graded and drained so as to dispose of all surface water created by such parking area. A grading permit is required before such work commences.

(c)

Any parking area required to provide five (5) or more parking spaces shall be appropriately marked indicating the parking spaces. Striping of parking spaces, aisles, or driveways, and the placement of directional signs shall be provided according to the City of Tracy Standards.

(d)

Each space within parking areas on sites with more than four (4) dwelling units, and only those parking spaces adjacent to pedestrian walkways and landscape areas on commercial and industrial sites, shall be designed to include a raised concrete wheel stop constructed and installed to the satisfaction of the Director of Public Works.

(e)

Within parking areas on commercial and industrial sites, in place of the wheel stops required in subsection (d) above, landscape areas and pedestrian walkways may be extended not more than two (2') feet into required parking spaces, to include a six (6') inch concrete curb. In such cases, no credit toward parking lot landscape requirements shall be given for the resulting additional landscaping.

(f)

A parking facility with five (5) or more spaces serving commercial or industrial uses shall provide security lighting as approved by the Community Development Director and/or design review board, in accordance with City Standards.

(g)

A parking area serving multiple-family residential units shall be illuminated during hours of darkness in accordance with City Standards.

(h)

Parking area lighting shall be directed down onto the parking surface and away from adjacent property and structures.

(Prior code § 10-2.2610; Ord. No. 1238, § 2, 8-15-2017)

The internal circulation of a parking area containing five (5) or more spaces shall be designed so that maneuvering can be accomplished outside any public right-of-way. Maneuvering shall be in a forward motion except to leave a parking space.

(Prior code § 10-2.2611)

For parking lots having thirty (30) or more spaces, access aisles shall be designed and oriented to allow the pedestrians to walk directly toward, rather than parallel to, building entrances. At pedestrian crossings from the lot to the building frontages, a crosswalk shall be provided indicated by a change in surface material or color.

(Prior code § 10-2.2612)

The following landscaping improvements shall be required for parking areas:

(a)

Landscaping shall be installed at the following rate:

(b)

A portion of the required landscaping shall be integrated with the building frontage.

(c)

Landscaping shall consist of plant materials and shall include a combination of trees, shrubs, and ground cover. At planting, landscaping shall be of the size established in the Citywide Design Goals and Standards and applicable specific plan.

(d)

Trees shall be of a type approved by the Director of Development Services and shall be provided as follows:

(1)

Trees planted at a minimum rate of one tree per each five (5) required auto parking spaces.

(2)

Canopy trees shall be evenly distributed throughout the parking area so that a minimum of forty (40%) percent of the parking area is shaded at tree maturity. Canopy trees shall be the type that normally achieves a minimum canopy diameter of twenty-five (25') feet.

(3)

Where photovoltaic array carports are located in the parking area, the portions of the parking area that are directly beneath the footprint of the photovoltaic array carports are exempt from the requirements of subsection (d)(2) of this section.

(e)

Trees shall be planted according to the City of Tracy Standard Specifications for street trees.

(f)

There shall be a minimum ten (10) foot wide (inside dimension) landscaped strip along property lines adjacent to public rights-of-way and private streets. The landscaped strip shall be continuous except at required access to the site or parking area.

(g)

The requirement for parking lot landscaping for industrial development, as indicated in this section, may be decreased by a maximum of fifty (50%) percent provided a corresponding minimum increase in perimeter landscaping of fifty (50%) percent is provided.

(h)

Screening of the parking area from public rights-of-way shall be provided at a minimum height of two and one-half (2½') feet and a maximum height of three (3') feet measuring from the top of the parking area pavement.

(i)

When abutting residential property, screening of the parking area shall be provided at a minimum height of six (6') feet measured from the top of the parking area pavement, and in the area of the required front setback for residential property, the maximum height of screening and landscaping shall be three (3') feet measured from the side which has the highest elevation at the base of the screening.

Screening between residential property and non-residential parking lots shall consist of a solid masonry wall designed and installed in accordance with City Standard Specifications. The appearance of said wall shall be to the satisfaction of the Community Development Director.

(j)

Screening from public rights-of-way may consist of one or a combination of the following:

(1)

Berms landscaped with ground cover, trees, and shrubs;

(2)

Solid, low profile, decorative masonry walls;

(3)

Evergreen shrubbery which, when solely used as screening, shall be continuously maintained to provide solid screening.

(k)

Trash receptacles/enclosures and loading areas shall be screened on all sides with a gate provided for access, and shall be landscaped.

(l)

All landscaping shall be protected with a six (6') inch raised concrete curb.

(m)

Landscaped areas and planters shall be serviced by a permanent automatic irrigation system approved by the Community Development Director and/or the design review board.

(n)

All parking areas, landscaping and screening shall be continuously maintained by the property owner. Landscaping and screening shall be free of weeds, debris, litter, and dead plants. Any dead plant material shall be replaced with similar type of living plant material.

(o)

Parking area and perimeter landscaping shall be installed or secured as required by this article prior to any authorization to occupy any building(s) served by required parking areas.

(p)

Landscaping shall be designed to obscure views of loading and other service areas, including trash storage areas, from rights of way and adjoining property containing such loading facilities.

(Prior code § 10-2.2613)

(Ord. No. 1273, § 1, 11-5-2019)

(a)

Loading space shall be provided and maintained for all commercial and industrial uses which involve the distribution or delivery of goods by commercial vehicles. Business and professional office uses and business consumer services shall be exempt from these requirements.

(1)

An occupancy of 5,000 or less square feet of gross floor area shall have a loading space with minimum dimensions of ten (10') feet width, twenty (20') feet length, and a vertical clearance of fourteen (14') feet.

(2)

An occupancy of more than 5,000 square feet of gross floor area shall have a loading space with the minimum dimensions of twelve (12') feet in width, twenty-five (25') feet in length, and vertical clearance of fourteen (14') feet. Said space shall be screened on three (3) sides by a minimum eight (8') foot high solid masonry wall.

(b)

No loading space shall be located within twenty-five (25') feet of residential property.

(c)

Lighting shall be provided to direct illumination down onto the loading space and shall be shielded from adjacent property.

(d)

The loading space shall be designed so that ingress from and egress to a public right-of-way, private street or an alley, must be accomplished by forward motion only. All maneuvering necessary to enter and exit the loading space shall not occur on or encroach into any public right-of-way or parking area.

(e)

No repair or servicing of vehicles shall be conducted in a loading space.

(Prior code § 10-2.2614)

Parking garages (as defined in Section 10.08.3450) shall conform to all requirements of Article 26 of this chapter. Additions and exceptions to this article shall be as follows:

(a)

Parking garages shall have an appealing architectural appearance which will compliment the area, and existing and approved to be developed structures in the vicinity of the project. The exterior architectural design of all parking garages shall be subject to the review and approval of the Community Development Department in accordance with the findings and standards as set forth in Article 30, Development Review, of this chapter.

(b)

Parking garages need not conform to the provisions of Section 10.08.3670 of this article. However, the visible parking areas from any public right-of-way or private street or alley shall be effectively shielded by one, or a combination of the following:

(1)

Berms landscaped with ground cover, trees and/or shrubs; either inside or outside the building line;

(2)

Solid, low profile decorative masonry walls. The wall shall be substantially outside of the building line to meet the ventilation requirements of the Uniform Building Code;

(3)

Solid building walls which are integral with the building structures.

(c)

Parking garages shall be designed and constructed in accordance with the Uniform Building Code (current addition enforced by the Community Development Department) and all other sections and provisions of the Tracy Municipal Code.

(Prior code § 10-2.2615)

Should a property owner fail to comply with any requirement of this article, this failure shall be considered a violation of this Code and shall be subject to penalties set forth in Section 1.04.030.

(Ord. 1040 § 5 Exh. E (part), 2002: prior code § 10-2.2616)