Chapter 18.27
OFF-STREET PARKING

Sections:

18.27.010    Purposes.

18.27.020    Off-street parking facilities required.

18.27.030    Computation of required spaces.

18.27.040    Joint use of parking areas.

18.27.050    Municipal parking assessment district.

18.27.060    Properties in the CD downtown commercial district.

18.27.070    Schedule of off-street parking space requirements.

18.27.080    Standards for off-street parking facilities.

18.27.090    Location of off-street parking facilities.

18.27.100    Off-street loading facilities required.

18.27.110    Schedule of off-street loading berth requirements.

18.27.120    Standards for off-street loading facilities.

18.27.130    Location of off-street loading facilities.

18.27.140    Existing uses.

18.27.150    Reduction of off-street parking and loading facilities.

18.27.160    Off-street parking and loading facilities to serve one (1) use.

18.27.170    Designation of off-street parking and loading facilities.

18.27.180    Front yard parking restrictions in the one (1) family residential district.

18.27.010 Purposes.

In order to alleviate or to prevent traffic congestion and shortage of curb spaces, off-street parking and loading facilities shall be provided incidental to new land uses and major alterations and enlargements of existing land uses. The number of parking spaces and the number of loading berths prescribed in this chapter or to be prescribed by the City Planning Commission shall be in proportion to the need for such facilities created by the particular type of land use as described in the schedule of off-street parking requirements. Off-street parking and loading areas are to be laid out in a manner which will ensure their usefulness, protect the public safety, add to the visual quality of the area and, where appropriate, insulate surrounding land uses from their impacts. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.27.020 Off-street parking facilities required.

A. Except for properties in the CC district, at the time of initial occupancy of a site or the construction of a structure or major alteration or enlargement of a site or structure, there shall be provided off-street facilities for automobiles in accord with the schedule of off-street parking space requirements prescribed in this chapter. For the purposes of this section, the term “major alteration or enlargement” shall mean a change of use or an addition which would increase the number of parking spaces required by more than ten percent (10%) of the total number required. The number of parking spaces provided for a major alteration or enlargement of a site or structure shall be in addition to the number existing prior to the alteration or enlargement, unless the preexisting number is greater than the number prescribed in this chapter, in which instance the number in excess of the prescribed minimum shall be counted in calculating the number provided to serve the major alteration or enlargement.

B. If, in the application of the requirements of this section, a fractional number is obtained, one (1) parking space shall be provided for a fraction of one-half (0.5) or more, and no parking space shall be required for a fraction of less than one-half (0.5). [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.27.030 Computation of required spaces.

If more than one (1) use is located on a site, the number of parking spaces provided shall be equal to the sum of the requirements prescribed in this chapter for each use. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.27.040 Joint use of parking areas.

A. The Planning Commission may approve joint use of off-street parking facilities when:

1. The need by different users for such off-street parking facilities will not occur at the same time;

2. The uses are nonresidential;

3. The parking being shared is on the same side of the street and in the same block as the participating users;

4. If the proposed joint use parking space ownership is separate, the right conferred on the applicant shall be recorded as an encumbrance on the title of the grantor’s property; and

5. An attested copy of an agreement between the parties and their heirs, successors, lessees or assignees concerned, setting forth the agreement regarding such joint use, shall be filed with the Planning Department prior to the issuance of any required permit or license.

B. The Planning Commission shall approve the removal of the encumbrance of grantor’s property when shown evidence that separate parking spaces for each use as required herein have been provided and the joint use agreement is no longer necessary. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.27.050 Municipal parking assessment district.

Parking space requirements enumerated herein for nonresidential uses may be satisfied within an area heretofore designated under a plan or plans and approved by the City Council by participation in a municipal parking assessment district formed under provisions of California legislation. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.27.060 Properties in the CD downtown commercial district.

A. On-site parking is discouraged in the CD district except on common parking facility sites designated by the City Council.

B. A finding shall be made by the City Planning Commission, in their review of a project, that adequate parking facilities exist to meet the needs of any new construction or alteration in the CD district. The parking requirements may be satisfied by a combination of on- and off-street parking facilities. The applicant must provide sufficient data for City Planning Commission review. [Ord. 13-008 § 2; Ord. 13-009 §§ 2(1), (26).]

18.27.070 Schedule of off-street parking space requirements.

The following off-street parking is required for each use listed:

A. Residential Use Types.

1. One (1) family dwellings: two (2) spaces for each unit in a garage or carport.

2. Two (2), Three (3) and Four (4) Family Dwellings.

a. One (1) and two (2) bedroom units: one and one-half (1.5) spaces for each unit, one (1) space which shall be in a garage or carport.

b. Three (3) or more bedroom units: two (2) spaces for each unit, one (1) space which shall be in a garage or carport.

3. Condominiums, Half-Plexes, Townhomes, Cluster Homes, Patio Homes, Etc. (Any form of individual ownership in a multiple density project.)

a. One (1) and two (2) bedroom units: one and one-half (1.5) spaces for each unit, one (1) space which shall be in a garage or carport, plus one (1) guest space for each two (2) units, which need not be in a garage or carport.

b. Three (3) or more bedroom units: two (2) spaces for each unit in a garage or carport, plus one (1) guest space for each two (2) units, which need not be in a garage or carport.

4. Multiple-Family Dwellings.

a. Studio units: one (1) space for each unit in a garage or carport, plus one (1) guest space for each three (3) units, which need not be in a garage or carport.

b. One (1) bedroom units: one and one-half (1.5) spaces for each unit, one (1) space which shall be in a garage or carport, plus one (1) guest space for each three (3) units, which need not be in a garage or carport.

c. Two (2) or more bedroom units: two (2) spaces for each unit, one (1) space which shall be in a garage or carport, plus one (1) guest space for each three (3) units, which need not be in a garage or carport.

5. Senior Housing.

a. One (1) bedroom units: three-quarter (0.75) space for each unit in a garage or carport, plus one (1) guest space for each four (4) units, which need not be in a garage or carport. The City Planning Commission may on a case-by-case basis reduce this number.

b. Two (2) bedroom units: one (1) space for each unit in garage or carport, plus one (1) guest space for each four (4) units, which need not be in a garage or carport. The City Planning Commission may on a case-by-case basis reduce this number.

c. Assisted living and congregate care facilities: one-quarter (0.25) space for each unit or bed, whichever is greater, plus one (1) space for each three (3) employees based upon the maximum number on duty at one (1) time. The City Planning Commission shall determine the number of guest parking spaces needed on a case-by-case basis.

6. Secondary Living Units.

a. One (1) bedroom units: one (1) uncovered space for each unit, which can be located to the side of the existing driveway within the front setback.

b. Two (2) bedroom units: two (2) uncovered spaces for each unit, which can be located to the side of the existing driveway within the front setback.

7. Mobile home park: two (2) spaces for each mobile home, one (1) space which shall be in a garage or carport, plus one (1) guest space for each three (3) mobile homes, which need not be in a garage or carport.

8. Group quarters, sororities, fraternities, boarding houses: one (1) space for each sleeping room.

B. Civic Use Types.

1. Schools and colleges including public, parochial and private elementary and high schools, kindergartens and nursery schools: one (1) space for each three (3) employees, including teachers and administrators, plus sufficient space for safe and convenient loading and unloading of students. Where needed, additional spaces for student parking may be prescribed by the City Planning Commission.

2. Places of public assembly including churches, community centers, private clubs and lodge halls, auditoriums (including school and college auditoriums), theaters and mortuaries: one (1) space for each eight (8) seats or one (1) space for each eighty-four (84) square feet of floor area usable for seating if seats are not fixed, and one (1) space for each three (3) employees.

3. Hospitals, sanitariums, nursing homes, charitable and religious institutions providing sleeping accommodations: one (1) space for each six (6) beds plus one (1) space for each three (3) employees, and one (1) space for each three (3) staff doctors.

4. Libraries, museums, art galleries and similar uses: one (1) space for each three (3) employees, plus the number of additional spaces prescribed by the City Planning Commission.

5. Public buildings and grounds other than administrative offices: one (1) space for each three (3) employees, plus the number of additional spaces prescribed by the City Planning Commission.

6. Public utility structures and installation: one (1) space for each three (3) employees, plus the number of additional spaces prescribed by the City Planning Commission. This shall apply to the maximum number of employees on duty at any one (1) time.

7. Bus depots, railroad stations and yards, airports and heliports: one (1) space for each three (3) employees, plus the number of additional spaces prescribed by the City Planning Commission.

8. Cemeteries, columbariums and crematories: one (1) space for each three (3) employees, plus the number of additional spaces prescribed by the City Planning Commission.

9. Business, professional and trade schools and colleges, art, craft, music and dancing schools: one (1) space for each three (3) employees, including teachers and administrators and one (1) additional space for each nine (9) students.

10. Post offices: one (1) space for each three hundred (300) square feet of gross floor area.

C. Commercial Use Types.

1. Motels, hotels, lodging houses and private clubs providing sleeping accommodations: one (1) space for each guest room or for each two (2) beds, whichever is greater.

2. Offices, public and private business, administrative and technical services (including but not limited to accountants, architects, attorneys, engineers, insurance, real estate and similar professions): one (1) space for each five hundred sixty (560) square feet of gross floor area.

3. Offices, customer service (including but not limited to chiropractors, dentists, doctors, optometrists and similar professions): one (1) space for each two hundred eighty (280) square feet of gross floor area.

4. Retail stores and service establishments, banks: one (1) space for each two hundred eighty (280) square feet of gross floor area, except for floor area used exclusively for storage or truck loading.

5. Restaurants, bars and similar establishments: one (1) space for each one hundred forty (140) square feet of gross floor area, and one (1) space for each three (3) employees.

6. Commercial service enterprises, repair shops, wholesale establishments and retail stores which handle only bulky merchandise such as furniture, household appliances and motor vehicles: one (1) space for each seven hundred (700) square feet of gross floor area, except for floor area used exclusively for storage or truck loading.

7. Automobile, boat, mobile home, trailer sales or rental: one (1) space for each four hundred (400) square feet of gross floor area plus one (1) reserved space for each two (2) employees but in no case less than six (6) spaces.

8. Athletic clubs: one (1) space for each one hundred fifty (150) square feet plus two (2) additional spaces for each court (e.g., racquetball, handball, basketball, etc.).

D. Industrial Use Types.

1. Warehouses, storage buildings and storage facilities combined with commercial or industrial uses: one (1) space for each one thousand four hundred (1,400) square feet of gross floor area, except floor area used exclusively for truck loading, plus one (1) space for each three (3) employees.

2. Open uses, commercial and industrial uses conducted primarily outside of buildings: one (1) space for each three (3) employees, plus a number of additional spaces prescribed by the City Planning Commission.

3. Industrial – heavy (M-H industrial uses) except warehousing and wholesale establishments: one (1) parking space per one thousand (1,000) square feet of gross floor area up to the first fifteen (15) employees and one (1) space per each additional three (3) employees on the shift during which the greatest number of employees is used, whichever is greater.

4. Industrial – light (M-L industrial uses): one (1) parking space per seven hundred fifty (750) square feet of gross floor area or one (1) space for each three (3) employees on the shift during which the greatest number of employees are working, whichever is greater.

E. Drive-Through Use Types.

1. Drive-through bank or savings and loan teller windows or deposit points: seven (7) stack-up spaces.

2. Drive-through car wash: two (2) stack-up spaces.

3. Drive-in movie theater: twenty-five (25) stack-up spaces per ticket selling window.

4. Drive-through restaurants: eight (8) stack-up spaces per service window.

5. The above are minimum requirements. Whenever under the circumstances of the particular case the City Planning Commission or Design Review Commission believes the required number would be insufficient, said Commissions may require additional stack-up spaces.

6. Each stack-up space shall be at least twenty-two (22) feet in length and shall be located separately from the internal driveways or other driveways serving other parking lots.

F. For the uses not specified in subsections A through E of this section, the same number of off-street parking spaces shall be provided as are required for the most similar specified use, as determined by the Community Development Director. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.27.080 Standards for off-street parking facilities.

Off-street parking facilities shall conform with the following standards:

A. Dimensions of off-street parking spaces shall conform to adopted City standards, except that those spaces in a garage or carport shall not be less than ten (10) feet in width and twenty (20) feet in length.

B. In parking lots over thirty (30) spaces, up to thirty percent (30%) of the required parking spaces in any RM2, RM3, RM4, PAO, CN, CS, CC, CH, PMU, ML and MH districts may be compact car size.

C. Entrances and exits shall be provided at locations approved by the City staff.

D. The parking area, aisles and access drives shall be paved to provide a durable, dustless surface and shall be graded and drained to allow disposal of surface water.

E. Bumper rails shall be provided where needed for safety or to protect property.

F. If the parking area is illuminated, lighting shall be deflected away from abutting residential sites so as to cause no annoying glare.

G. No repair work or servicing of vehicles shall be conducted on a parking area except in a garage or carport.

H. Surfacing. All required off-street parking areas shall be improved in accordance with standards adopted by the City Council. [Ord. 13-008 § 2; Ord. 13-009 § 2(1); Ord. 15-002 § 55.]

18.27.090 Location of off-street parking facilities.

A. In an A, R, RM, CN, PAO, CH, ML, or MH district off-street parking facilities prescribed in DMC 18.27.070 shall be located on the same site as the use for which the spaces are required or on an adjoining site or a site separated only by an alley or street from the use for which the spaces are required. In the A, R, RM, PMU and PMR districts required parking shall not be located in a required side yard except for secondary living units.

B. Except in a parking assessment district in a CC, CS or PMU district, off-street parking facilities prescribed in DMC 18.27.070 shall be located within three hundred (300) feet of the use for which the spaces are required, measured by the shortest route of pedestrian access. [Ord. 13-008 § 2; Ord. 13-009 § 2(1); Ord. 15-002 § 56.]

18.27.100 Off-street loading facilities required.

A. At the time of initial occupancy of a site or of construction of a structure or of a major alteration or enlargement of a site or structure, there shall be provided off-street loading facilities for trucks in accord with the regulations prescribed in this chapter. For the purposes of this section, the term “major alteration or enlargement” shall mean a change of use or an addition which would increase the number of loading berths required by more than ten percent (10%) of the total number required. The number of loading berths provided for a major alteration or enlargement of a site or structure shall be in addition to the number existing prior to the alteration or enlargement, unless the preexisting number is greater than the number prescribed in this section, in which instance the number in excess of the prescribed minimum shall be counted in calculating the number provided to serve the major alteration or enlargement.

B. Off-street loading berths in addition to those prescribed in the schedule of off-street loading berth requirements shall be provided if the City Planning Commission finds that such additional berths are necessary to ensure that trucks will not be loaded, unloaded or stored on public streets. A finding of the Commission shall be based on an investigation of the anticipated frequency of truck pick-ups and deliveries and of the truck storage requirements of the use for which the off-street loading berths are required.

C. If, in the application of the requirements of this section, a fractional number is obtained, one (1) loading berth shall be provided for a fraction of one-half (0.5) or more, and no loading berth shall be required for a fraction of less than one-half (0.5).

D. If more than one (1) use is located on a site, the number of loading berths provided shall be equal to the sum of the requirements prescribed in this section for each use. If more than one (1) use is located on a site and the gross floor area of each use is less than the minimum for which loading berths are required but the aggregate gross floor area is greater than the minimum for which loading berths are required, off-street loading berths shall be provided as if the aggregate gross floor area were used for the use requiring the greatest number of loading berths.

E. The off-street loading facilities requirements of this section shall be satisfied by the permanent allocation of the prescribed number of berths for each use in the common truck loading facility; provided, that the total number of berths shall not be less than the sum of the individual requirements; and provided further, that an attested copy of a contract between the parties concerned setting forth an agreement to joint use of a common truck loading facility is filed with the Planning Director. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.27.110 Schedule of off-street loading berth requirements.

A. Motels, hotels, offices (public and private business, administrative and technical services), post offices, hospitals, sanitariums, nursing homes, charitable and religious institutions and clubs used for human habitation:

Gross Floor Area

Loading Berths Required

Less than 7,000 sq. ft.

0

7,000 to 70,000 sq. ft.

1

70,000 to 210,000 sq. ft.

2

For each additional 210,000 sq. ft.

1

B. Commercial and industrial establishments not including uses in the CC or PMU districts but including retail stores and service establishments, commercial service enterprises, warehouses, storage facilities, manufacturing plants and other industrial users:

Gross Floor Area

Loading Berths Required

Less than 7,000 sq. ft.

0

7,000 to 17,500 sq. ft.

1

17,500 to 28,000 sq. ft.

2

28,000 to 42,000 sq. ft.

3

42,000 to 70,000 sq. ft.

4

70,000 to 105,000 sq. ft.

5

For each additional 105,000 sq. ft.

1

C. Offices, customer service, public buildings other than administrative offices, schools and colleges, places of public assembly, institutions not used for human habitation, and public utility and public service structures and installations, when any of the foregoing require the recurring receipt, delivery, or distribution of goods or equipment by truck: one (1) loading berth, plus such additional berths as may be prescribed by the City Planning Commission.

D. Railroad stations, railroad freight stations and yards, airports and heliports: two (2) berths.

E. Mortuaries:

Gross Floor Area

Loading Berths Required

Less than 7,000 sq. ft.

1

7,000 to 14,000 sq. ft.

2

For each additional 7,000 sq. ft.

1

F. Cemeteries, columbariums and crematories: one (1) berth plus the number of additional berths prescribed by the City Planning Commission.

G. Other use which requires the recurring receipt or distribution of goods or equipment by truck: one (1) berth. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.27.120 Standards for off-street loading facilities.

Off-street loading facilities provided in compliance with DMC 18.27.110 shall conform with the following standards:

A. Each loading berth shall be not less than forty-five (45) feet in length and twelve (12) feet in width and shall have an overhead clearance of not less than fourteen (14) feet, except that for mortuaries, cemeteries, columbariums and crematories, a loading used exclusively for hearses shall be not less than twenty-four (24) feet in length and ten (10) feet in width and shall have an overhead clearance of not less than eight (8) feet.

B. Sufficient room for turning and maneuvering vehicles shall be provided on the site.

C. Each loading berth shall be accessible from a street or alley.

D. Entrances and exits shall be provided at locations approved by the Director of Public Works.

E. The required loading area shall be paved in accordance with DMC 18.27.080(H).

F. Bumper rails shall be provided where needed for safety or to protect property.

G. If the loading area is illuminated, lighting shall be deflected away from abutting residential sites so as to cause no annoying glare.

H. A loading area shall not be located in a required front yard.

I. No repair work or servicing of vehicles shall be conducted in a loading area. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.27.130 Location of off-street loading facilities.

Off-street loading facilities prescribed in DMC 18.27.100 shall be located on the same site with the use for which the berths are required or on an adjoining site as prescribed in DMC 18.27.090. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.27.140 Existing uses.

No existing use of land or structure shall be deemed to be a nonconforming use or a nonconforming structure solely because of the lack of off-street parking facilities or off-street loading facilities prescribed in this section; provided, that facilities being used for off-street parking and off-street loading at the time of the adoption of the ordinance codified in this chapter shall not be reduced in capacity to less than the number of spaces or berths prescribed in this chapter or reduced in area to less than the minimum standards prescribed in this chapter. [Ord. 13-008 § 2; Ord. 13-009 §§ 2(1), (27).]

18.27.150 Reduction of off-street parking and loading facilities.

No off-street parking facility or off-street loading facility provided for a use of land or structure in compliance with DMC 18.27.020 or 18.27.100 shall be reduced in capacity or in area without sufficient additional capacity or additional area being provided to comply with the regulations of this chapter. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.27.160 Off-street parking and loading facilities to serve one (1) use.

No off-street parking space or off-street loading berth provided for a use of land or a structure in compliance with the requirements of this chapter shall be deemed to provide an off-street parking space or an off-street loading berth for a use or a structure on another site, except as otherwise provided in DMC 18.27.020 and 18.27.100. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.27.170 Designation of off-street parking and loading facilities.

When off-street parking facilities or off-street loading facilities are provided, in compliance with the requirements of this chapter, on a site other than the site on which the use or structure to be served by the parking or loading facilities is located, an indenture shall be recorded in the office of the County Recorder designating the off-street parking facility or the off-street loading facility and the use or structure to be served, with legal descriptions of both sites, and certifying that the off-street parking facility or the off-street loading facility shall not be used for any other purpose unless the restriction is removed by resolution of the City Planning Commission. An attested copy of the recorded indenture shall be filed with the Planning Director. Upon submission of satisfactory evidence that other off-street parking facilities or off-street loading facilities have been provided in compliance with the requirements of this chapter or that the use has ceased or the structure has been removed or altered so as no longer to require the off-street parking facility or the off-street loading facility, the City Planning Commission shall by resolution remove the restriction. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]

18.27.180 Front yard parking restrictions in the one (1) family residential district.

A. This section shall apply to all residential properties in the R1 one (1) family residential district.

B. Construction equipment, including but not limited to tractors, backhoes, Bobcats, dump trucks and forklifts, and farm equipment may not be parked in the front yard, except for such construction equipment as is necessary as a result of active construction occurring on that property.

C. All vehicles (including without limitation automobiles, trucks, recreational vehicles, campers, trailers, or motorcycles), boats or snowmobiles that are parked in the front yard must be parked on a paved surface or on an unpaved surface, such as gravel, which complies with City standards regarding materials, placement and compaction.

D. No more than forty percent (40%) of a property’s frontage shall be used for curb cuts for driveways. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]