Chapter 18.11
PARKING AND LOADING REQUIREMENTS
Sections:
18.11.040 Requirements for developments with several uses.
18.11.050 Off-street parking requirements by land use.
18.11.060 Recreational vehicle parking.
18.11.080 Downtown parking area.
18.11.090 Design and paving standards for off-street parking facilities.
18.11.100 Access for off-street parking facilities.
18.11.110 Clearance for off-street parking facilities.
18.11.120 Screening for off-street parking facilities.
18.11.130 Landscaping for off-street parking facilities.
18.11.140 Maintenance of off-street parking facilities.
18.11.150 Off-street loading areas.
18.11.010 Purpose and intent.
The purpose of this chapter is to ensure the adequate provision of parking facilities proportionate to the needs created by the various land uses within the city of Cloverdale. (Ord. 735-2020 § 5 (Exh. F)(part), 2020: Ord. 714-2017 § 4 (Exh. J) (part), 2017: Ord. 698-2015 § 3 (Att. 1) (part), 2015)
18.11.020 Applicability.
A. General Requirements. Off-street parking facilities shall be provided prior to occupancy of any structure hereafter built, enlarged, or altered in use. Such parking shall be permanently available and marked and maintained for parking purposes.
1. Building or other permits will be issued only after receipt of site plans clearly showing the design, location, number and dimensions for parking facilities and appurtenant features, according to the provisions of this chapter and construction standards of the city.
2. At the time of major alteration or enlargement of a structure or use there shall be provided off-street parking spaces in accord with this chapter.
3. A minor exception to parking requirements may be granted by the planning director for change in use or expansions of commercial development or for additions to single-family residences in certain circumstances. See Chapter 18.03. (Ord. 735-2020 § 5 (Exh. F)(part), 2020: Ord. 714-2017 § 4 (Exh. J) (part), 2017: Ord. 698-2015 § 3 (Att. 1) (part), 2015)
18.11.030 Location.
All off-street parking facilities shall be located so as to be accessible and usable for the associated use or activity. Upon approval of a plot plan review, off-site parking areas may be allowed within four hundred feet from the use for which the parking is required, if the parking and maintenance of parking is guaranteed in perpetuity, by recorded agreement with the city as a party. (Ord. 735-2020 § 5 (Exh. F)(part), 2020: Ord. 714-2017 § 4 (Exh. J) (part), 2017: Ord. 698-2015 § 3 (Att. 1) (part), 2015)
18.11.040 Requirements for developments with several uses.
When several uses occupy a single structure or parcel, the total required parking shall be the sum of the requirements for each individual use. Off-street parking facilities for one use shall not be considered as providing the required parking for any other use, except as specifically provided in this chapter. In a shopping center, a common parking lot may be established for the entire center, as long as the center has deed restrictions to assure that all uses can use the common parking facilities. (Ord. 735-2020 § 5 (Exh. F)(part), 2020: Ord. 714-2017 § 4 (Exh. J) (part), 2017: Ord. 698-2015 § 3 (Att. 1) (part), 2015)
18.11.050 Off-street parking requirements by land use.
The off-street parking requirements shown in Table 18.11.050-A shall apply to all buildings erected and new or expanded uses. Where the total requirements result in a fractional number, a fraction of one-half or greater shall be rounded to the higher whole number.
For any use not specifically set forth in this section, the planning director or the planning commission shall determine the amount of required parking based upon similar uses, or evidence of actual demand based on traffic engineering or planning data. The applicant shall provide the necessary data and background information.
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Residential Uses |
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Single-family dwelling (on a conventional lot, with a 20-foot minimum front yard setback, and fronting on a public or private street with on-street parking) |
2 spaces per unit, 1 of which must be covered. Both spaces must be outside required setbacks and must have a minimum driveway length of 20 feet between the property line and the parking space. |
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Cluster ownership housing (single-family dwelling in a small lot PUD, townhouses, condominiums, and attached housing) |
1 covered space per unit; plus 1.5 unrestricted shared parking spaces per unit; plus 0.5 parking space per unit, which may be restricted to specific units or may be unrestricted. |
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Apartments and multifamily dwellings (generally designed for rental occupancy) |
Studio unit: 1 covered space per unit and 0.5 unrestricted shared parking space per unit. 1 bedroom unit: 1 covered space per unit and 1 unrestricted shared parking space per unit. 2+ bedroom units: 1 covered space per unit and 2 unrestricted shared spaces per unit. |
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Senior housing |
1 covered space per unit, and 0.5 shared unrestricted parking space per studio and 1 bedroom unit and 1 shared unrestricted parking space per 2+ bedroom unit. |
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Single-room occupancy (SRO) living unit |
0.5 space per unit plus 1 bicycle space per unit which can be locked. |
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Residential care facilities |
1 uncovered space per 3 beds and 1 space per employee on the largest work shift. |
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Mobile home parks |
1.75 spaces per unit, which may be in tandem, 1 of which must be covered. |
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Large family day care facilities |
1 uncovered space per staff person other than the homeowner in addition to the required parking for the residential building. |
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Public and Semi-Public Uses |
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Public buildings—administrative |
1 parking space/250 square feet of gross floor area. |
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Public and semi-public buildings—assembly (including auditoriums, theaters, lodges, clubs, churches, mortuaries) |
1 parking space/5 fixed seats, or 1 parking space/50 square feet of floor area designed for public assembly. |
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Hospitals |
1 space/2 beds and 1 space/doctor or employee on the largest shift. |
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Convalescent hospitals |
1 space/3 beds and 1 space/doctor or employee on the largest shift. |
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Public utility buildings (without on-site offices) |
1 parking space/2 employees on the largest work shift. |
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Schools |
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Grade schools, elementary, junior high schools |
1 parking space/classroom and 1 space per 250 square feet of office for faculty and employees. |
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High schools, colleges |
1 parking space/classroom, 1 space per 250 square feet of office for faculty members and employees, and 5 parking spaces/classroom for students. |
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Vocational, business, trade schools |
1 parking space/3 students of the maximum classroom capacity and 1 space each employee. |
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Child day care facilities |
1 parking space/employee or teacher and 1 space/5 children. |
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Commercial Uses |
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General retail, office and commercial |
1 parking space/250 square feet of gross floor area. |
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DTC zoning district commercial (retail and office only) |
1 parking space/350 square feet of gross floor area or 1 space per 450 square feet if the building provides shared parking (see Section 18.11.080). |
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DTC and TOD zoning districts, mixed use provisions for mixed residential and nonresidential use |
With use permit approval, parking for the residential portion of a mixed use project may be reduced to 1 space per unit. |
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Hotels and motels |
1 parking space/unit, and 2 parking spaces for the manager’s office. |
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Restaurants and bars |
1 parking space/350 square feet of public area (any area accessible by the public). |
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Drive-in restaurants/drive-through facilities |
1 parking space/75 square feet of public area (any area accessible by the public). |
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Any portion of a site with outdoor sales, display, and rental areas, including nurseries, auto, recreational vehicle, boat sales |
1 parking space/2,000 square feet open area for the first 10,000 square feet, then 1 space/5,000 square feet over 10,000 square feet. Any enclosed building on the site shall meet the requirement for the most similar use to that in the enclosed building. |
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Automobile service stations |
3 parking spaces/working bay, plus 1 parking space/employee on the largest shift. |
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Vehicle repair facilities |
1 parking space/450 square feet of floor area. |
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Bowling alleys and billiard halls |
5 parking spaces per lane and 2 spaces per billiard table. |
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Industrial and Warehouse Uses |
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Warehouse combined with retail store, service or repair shop or wholesale sales |
1 parking space/800 square feet of gross floor area, or 1 parking space/employee and 1 space/company vehicle, whichever is larger. |
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Manufacturing and warehouse |
2 parking spaces/3 employees on the largest shift, but not less than 1 space/2,000 square feet of area used for allowed uses. |
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Self-storage warehouse (or other storage containment yards) |
1 parking space/20 storage units with a minimum of 5 spaces for customer parking, 2 parking spaces for any manager or caretaker, plus adequate driveway width to permit 1 vehicle (8' x 20') to park in front of each unit without obstructing access. |
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Requirement |
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Commercial and office uses |
Bicycle parking facilities are to be provided for commercial projects with buildings greater than 5,000 square feet in size. Such parking shall be located in a highly visible location and shall include provisions for locking of bicycles (except in the DTC district). |
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Industrial and warehouse uses |
Bicycle parking facilities are to be provided for commercial and industrial projects with buildings greater than 5,000 square feet in size. Such parking shall be located in a highly visible location and shall include provisions for locking of bicycles. |
(Ord. 744-2022 § 4 (Exh. A), 2022; Ord. 735-2020 § 5 (Exh. F) (part), 2020: Ord. 714-2017 § 4 (Exh. J) (part), 2017: Ord. 698-2015 § 3 (Att. 1) (part), 2015)
18.11.060 Recreational vehicle parking.
A. Improperly parked recreational vehicles in residential neighborhoods are regulated because they can:
1. Mar the front yard appearance of residential neighborhoods.
2. Obstruct public sidewalks.
3. Reduce adjacent property values and prevent neighbors from having full enjoyment of their property.
B. Recreational vehicles may be parked at residential properties but are subject to the following:
1. Screening is required for all recreational vehicles that are stored or parked in the open or on a vacant lot. They may be parked in a completely enclosed garage or structure as an alternative to the screening requirement and size limitation. (Ord. 735-2020 § 5 (Exh. F)(part), 2020: Ord. 714-2017 § 4 (Exh. J) (part), 2017: Ord. 698-2015 § 3 (Att. 1) (part), 2015)
18.11.070 Truck parking.
Parking or storing of trucks having an unladen weight in excess of six thousand pounds is prohibited on residential property for more than one hour any time of day, except for the purpose of loading or unloading the cargo of such vehicles. (Ord. 735-2020 § 5 (Exh. F)(part), 2020: Ord. 714-2017 § 4 (Exh. J) (part), 2017: Ord. 698-2015 § 3 (Att. 1) (part), 2015)
18.11.080 Downtown parking area.
The downtown has many properties developed prior to the city parking requirements, and the downtown is unique in encouraging pedestrians to park once and visit many destinations without re-parking. Parking requirements and exclusions are intended to support pedestrian-oriented uses and pedestrian-oriented design. The following provisions apply only to uses located within the DTC and O-R zoning districts:
A. For a change of use that requires increased parking pursuant to Table 18.11.050-A., if the building is not expanded, additional parking may be waived upon planning director approval if the use is activity generating, such as retail, restaurant, theater, or similar uses. Also see Chapter 18.03, Land Use Permits and Approvals.
B. When a downtown building is destroyed or demolished, a conditional use permit may be granted to allow parking credit for the demolished building square footage if the replacement building is pedestrian-oriented design. This exception does not expire.
C. Upon conditional use permit approval, new construction may pay in-lieu parking fees as provided below. A conditional use permit shall not be approved if cumulative approval of in-lieu spaces exceeds the number of “new” shared parking spaces created for all development since May 2005. A “new” space shall be a newly created parking space on public streets or in a public parking lot plus one-fourth times the number of spaces created in private shared lots as described in subsection D of this section.
D. A property owner may offer permanent and unrestricted public use of a parking lot, guaranteed by easement granted in perpetuity to the city and giving the city the right to manage the parking lot at the city’s option. The following provisions shall apply:
1. The parking lot shall meet the minimum requirements for number of spaces of the use that the lot serves, pursuant to Table 18.11.050-A (parking requirements by land use) and subsections A through C of this section.
2. The city may place parking restrictions, such as timed parking or metered parking, as needed to assure that the parking meets downtown parking needs.
3. As an incentive for providing unrestricted parking, the city may offer one or more of the following considerations: city improvement and maintenance of the parking lot, compensation from in-lieu parking fees, or provision of a portion of parking meter revenues, for a time and amount to be determined by the city, if meters are installed.
a. The city may allow the parking lot owner to reserve up to fifty percent of the spaces for the time period most likely to be used by the property which the parking serves (e.g., parking for an office could be restricted from eight a.m. to five p.m., with the parking being available to the public at other times).
4. In-Lieu Parking Program. Upon approval of a conditional use permit, the city may, but is not required to, allow a property owner to satisfy parking requirements by the payment of in-lieu parking fees. The in-lieu fee option may be requested by the property owner and cannot be required by the city.
a. Parking in-lieu fees shall be established by resolution of the city council. The fee shall be the cost of land and construction costs of building an average parking space. The fee resolution shall be updated if passed more than twelve months prior to a conditional use permit request to pay in-lieu fees.
b. The city shall develop and maintain a map showing the base number of unrestricted spaces available as of May 2005. The number of spaces that can be granted to satisfy parking requirements with in-lieu fees shall not exceed the number of new unrestricted parking spaces that have been provided in the downtown or on streets adjoining the downtown after May 2005.
c. The total fee paid shall be the number of required spaces in Table 18.11.050-A which are not provided on the applicant’s site times the parking fee as established in subsection (D)(4)(a) of this section.
5. Upon city council approval, and subject to applicable law, fees may be waived for nonprofit uses such as events, museum, library, or similar pedestrian attracting uses for the downtown.
E. Upon planning director approval, new projects are not required to follow requirements under Section 18.11.130 (Landscaping for off-street parking facilities) for parking lots with thirty spaces or less and where the majority of the parking area is behind a building fronting onto the street. (Ord. 744-2022 § 4 (Exh. A), 2022; Ord. 735-2020 § 5 (Exh. F) (part), 2020: Ord. 714-2017 § 4 (Exh. J) (part), 2017: Ord. 698-2015 § 3 (Att. 1) (part), 2015)
18.11.090 Design and paving standards for off-street parking facilities.
A. Dimensions of Parking Spaces.
1. Automobile Parking Spaces. The standard uncovered stall size is nine feet by eighteen feet. Stalls shall be designed in accordance with city specifications (see Figure 18.11.090-B). Compact parking stalls may be allowed in commercial/industrial applications up to a maximum of twenty percent of the required parking. The stall size for compact spaces is eight by sixteen feet. Any space abutting a fence, wall, or landscape area shall be a minimum of ten feet wide. Covered parking spaces shall be a minimum of ten feet by twenty feet.
2. Motorcycle Parking Spaces. Each motorcycle space shall have a minimum usable area of fifty-six square feet.
3. Handicapped Parking Spaces. The number and size of handicapped spaces is specified in Title 24, Section 2-07102 of the State Disabled Access Regulations.
Figure 18.11.090-A
Dimensions of Handicapped Parking Spaces
Figure 18.11.090-B
Specifications for Off-Street Parking
B. Dimensions of Parking Bays and Aisles.
1. Vehicular. The minimum dimensions of parking bays and maneuvering aisles shall be as set forth in Figure 18.11.090-B.
2. Bicycle. A minimum aisle width of five feet shall be provided between rows of bicycle spaces.
C. Standard Improvements.
1. Directional Arrows and Signs. Within parking facilities containing twenty-one or more spaces, all aisles, approach lanes, and maneuvering areas shall be clearly marked with directional arrows to simplify vehicular movement. In addition to directional arrows, the planning director may require installation of signs to ensure safe and efficient vehicular movement.
2. Drainage. All parking facilities shall be graded and drained to dispose of surface water, subject to the approval of the city engineer. Oil separation devices may be required if feasible. Surfacing, curbing and drainage improvements shall be sufficient to prevent the free flow of water onto adjacent properties or public streets or alleys, and to avoid standing pools of water within the parking facility.
3. Lighting. See Section 18.09.050, Outdoor lighting.
4. Shopping Cart Storage. Parking facilities serving uses that provide shopping carts, such as, but not necessarily limited to, supermarkets and drug stores, shall provide shopping cart storage areas. The dimensions and locations of such storage areas shall be determined by the approval body for the proposed use.
5. Striping and Identification.
a. All automobile parking spaces shall be clearly outlined with painted lines on the surface of the parking facility.
b. All handicapped parking spaces shall be striped and marked according to applicable state standards.
c. Motorcycle spaces shall be marked so as to be clearly identified for motorcycle uses.
6. Surfacing.
a. All permanent automobile, motorcycle and handicapped parking spaces, driveways, maneuvering areas and bicycle parking shall be paved and permanently maintained with asphalt or concrete to city requirements.
b. Temporary parking facilities shall be provided with surfaces which prevent dust. (Ord. 735-2020 § 5 (Exh. F)(part), 2020: Ord. 714-2017 § 4 (Exh. J) (part), 2017: Ord. 698-2015 § 3 (Att. 1) (part), 2015)
18.11.100 Access for off-street parking facilities.
The location and design of all entrances and exits onto public rights-of-way shall be subject to the approval of the city engineer so as to ensure minimum interference with the traffic flow and adequate site clearance.
A. For residential parking, a garage or carport shall have an unobstructed paved access with a twelve-foot minimum width for single-family development, and a sixteen-foot minimum width for any development exceeding three units. Driveways shall not exceed twenty-four feet in width.
B. Parking areas for thirty or more vehicles shall be provided with separate driveways for entrance and exit, and shall provide designated walkways for pedestrian access. (Ord. 735-2020 § 5 (Exh. F)(part), 2020: Ord. 714-2017 § 4 (Exh. J) (part), 2017: Ord. 698-2015 § 3 (Att. 1) (part), 2015)
18.11.110 Clearance for off-street parking facilities.
All driveways shall be maintained with a vertical clearance of not less than twelve feet. No encroachment into this vertical clearance shall be permitted. (Ord. 735-2020 § 5 (Exh. F)(part), 2020: Ord. 714-2017 § 4 (Exh. J) (part), 2017: Ord. 698-2015 § 3 (Att. 1) (part), 2015)
18.11.120 Screening for off-street parking facilities.
Off-street parking areas located adjacent to any residential district shall be enclosed and/or effectively screened from view. Off-street parking facilities for multifamily residential development shall be screened so as not to be directly visible from the street. (Ord. 735-2020 § 5 (Exh. F)(part), 2020: Ord. 714-2017 § 4 (Exh. J) (part), 2017: Ord. 698-2015 § 3 (Att. 1) (part), 2015)
18.11.130 Landscaping for off-street parking facilities.
Off-street parking areas containing five or more parking spaces shall be subject to the following landscaping requirements. Prior to the issuance of a building permit, a landscape plan shall be submitted and approved by the planning director. The plan shall show the location, size, variety of plantings, water supply and similar designations.
A. A minimum of ten percent of the gross lot area shall be provided in landscaping in the interior of the parking area. The planting areas shall be a minimum size of twenty square feet and distributed throughout the parking area. See Figure 18.11.130-C.
B. In addition to interior landscaping, the front setback shall be landscaped to provide a continuous landscaped strip, except for required access to the site.
C. All landscaped areas required for parking facilities shall comply with the following standards:
1. Planting areas shall be served by an adequate, water-conserving irrigation system.
2. All planted areas shall be continuously maintained in a healthy, growing condition, shall receive regular pruning, fertilizing, mowing, and trimming, and shall be kept free of weeds and debris by the owner or person in possession of such areas. Any damaged, dead, or decaying plant material shall be replaced within thirty days from the date of damage.
3. Planted areas shall be protected with concrete curbs (minimum six inches) or other acceptable barriers approved by the planning director.
4. Trees and shrubs shall be provided at a ratio of one tree for every five parking spaces (see Figure 18.11.130-C). Ground cover and/or turf alone are not acceptable. Where screening is desirable, a combination of trees, shrubs, and berming (to a three-foot minimum) shall be used.
5. All trash dumpsters, transformer pads or other accessory structures placed in a parking lot shall be screened and designed to match the architectural style with such elements as masonry, stucco and shingles. The use of trellises in screening and landscaping is encouraged.
D. Parking lot landscaping shall be installed prior to final occupancy of the use for which the parking lot is required. Under certain circumstances, bonding will be allowed, subject to approval of the planning director.
Figure 18.11.130-C
Landscaping Requirements for Parking Lots
(Ord. 735-2020 § 5 (Exh. F)(part), 2020: Ord. 714-2017 § 4 (Exh. J) (part), 2017: Ord. 698-2015 § 3 (Att. 1) (part), 2015)
18.11.140 Maintenance of off-street parking facilities.
A. Required parking spaces shall be kept available to residents, customers, patrons, or employees only, and shall not be used for storage of objects, materials, or fleet vehicles.
B. No storage of dismantled or disabled vehicles is permitted in driveways or open parking areas, unless specifically permitted as a part of site approval.
C. All parking areas shall be kept clean and free of dust, mud, or trash; pavement shall be maintained in a continuous state of good repair. (Ord. 735-2020 § 5 (Exh. F)(part), 2020: Ord. 714-2017 § 4 (Exh. J) (part), 2017: Ord. 698-2015 § 3 (Att. 1) (part), 2015)
18.11.150 Off-street loading areas.
A. General Requirements. All industrially and commercially zoned developments shall be designed with truck approach and backup areas so as to prevent truck maneuvering within public rights-of-way.
B. Approach and Backup Areas.
1. All industrial and commercial developments designed with dock-high approaches and/or truck wells shall be provided with at least one backup area to the dock or well in accordance with the following schedule. The driveway aisle between parking stalls may be used for the approach; provided, that a forty-eight-foot wheel track turning radius is maintained.
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Berth or Aisle Width (feet) |
Dock Approach (feet) |
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10 |
120 |
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12 |
117 |
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14 |
113 |
2. The dock approach may not be encumbered by parking stalls or physical obstructions and shall be measured perpendicular to the dock or door.
3. The minimum dock or door overhead clearance (excluding pipes, lights, etc.) is twelve feet.
C. Loading Areas. All industrial and commercial sites over fourteen thousand square feet and shopping centers shall provide at least one identified loading area (twelve feet by ten feet). Access to the loading area must be designed to provide a forty-eight-foot-long semi-trailer truck maneuvering area. Loading areas shall be reviewed for impacts on adjoining residential areas. The planning commission may allow alternate loading arrangements depending upon the use, providing that:
1. The project proponent can demonstrate that adequate provisions for loading facilities appropriate for the site and type of building proposed can be made;
2. The proposed loading facilities will not adversely impact adjacent properties or traffic circulation on public streets and alleys. (Ord. 735-2020 § 5 (Exh. F)(part), 2020: Ord. 714-2017 § 4 (Exh. J) (part), 2017: Ord. 698-2015 § 3 (Att. 1) (part), 2015)