Chapter 18.36
Parking and Loading
Sections:
18.36.030 General Parking Regulations
18.36.040 Number of Parking Spaces Required
18.36.050 Disabled Parking Requirements
18.36.080 Reduction of Parking Requirements
18.36.090 Parking Design and Development Standards
18.36.100 Driveways and Site Access
18.36.110 Loading Space Requirements
18.36.010 - Purpose
The requirements of this Chapter are intended to ensure that suitable off-street parking and loading facilities are provided for all uses and developments, and that the facilities are properly designed, attractive, and located to be unobtrusive while meeting the needs of the specific use.
(Ord. 930, § 2, passed 06-12-2017)
18.36.020 - Applicability
A. Off-street parking and loading required. Each land use and structure, including a change or expansion of a land use or structure, shall provide suitable off-street parking and loading facilities in compliance with this Chapter.
B. Timing of improvements. A land use shall not be commenced and a structure shall not be occupied until the parking and loading improvements required by this Chapter are completed and approved by the Director.
(Ord. 930, § 2, passed 06-12-2017)
18.36.030 - General Parking Regulations
A. Parking and loading spaces to be permanent. Each parking and loading space shall be permanently available, marked, and maintained for parking or loading purposes for the use it is intended to serve; provided, that the approval of a Limited Term Permit (§ 18.71.030) may allow the temporary use of a parking or loading space for other purposes.
B. Parking and loading to be unrestricted. A lessee, owner, tenant, or other person having control of the operation of a premises for which parking or loading spaces are required by this Chapter shall not prevent, prohibit, or restrict authorized persons from using the spaces without the prior approval of the Director.
C. Vehicles for sale. Only 1 vehicle or trailer owned by the lessee, owner, or renter of the property may be displayed for the purpose of sale for a maximum of 1 month, on parcels that are not authorized car sale lots.
D. Large motor vehicle and nonmotorized vehicle parking.
1. The storage (parking for any period longer than 72 hours) of a large motor vehicle or nonmotorized vehicle (as defined in § 10.02.010) in a residential zoning district shall be allowed only when all portions of the large motor vehicle or nonmotorized vehicle are located entirely within the property boundaries and do not extend into the setbacks or the public right-of-way. Except that vehicles can be located within required setbacks with approval of a Minor Use Permit.
2. Parking within setback areas shall also comply with § 18.30.100(D). (Limitations on the use of setbacks).
(Ord. 930, § 2, passed 06-12-2017)
18.36.040 - Number of Parking Spaces Required
Each land use shall provide the number of off-street parking spaces required by this Section. See §§ 18.36.060 and 18.36.070 for off-street parking requirements for bicycles and motorcycles, respectively.
A. Parking requirements by land use.
1. Number of spaces. The number of off-street parking spaces required for each land use is determined as follows. Rules for the calculation of the required number of spaces are in Subsection (A)(2) of this Section.
a. Basic space requirement. Each land use shall provide the number of off-street parking spaces required by Table 3-7, except where a greater or lesser number of spaces is required through Minor Use Permit or Use Permit approval in compliance with § 18.71.060.
b. Use not listed. A land use not specifically listed in Table 3-7 shall provide parking as required by the Director. The Director shall use the requirements in Table 3-7 as a guide in determining the appropriate number of off-street parking spaces required for the use.
c. Use with accessory components. A single use with accessory components shall provide parking for each component. For example, a hotel with a gift shop shall provide the parking spaces required by Table 3-7 for a hotel (e.g., the guest rooms), and for a gift shop.
d. Multi-tenant site. A site with multiple tenants shall provide the aggregate number of parking spaces required for each separate use, except when any land or building under the same ownership or under a joint use agreement is used for 2 or more purposes with shared parking and no spaces reserved for a particular use. In this instance, the parking shall be provided as required by the analysis below:
i) Determine the minimum amount of parking required for each land use as though it were a separate use, by time period, considering proximity to transit.
ii) Calculate the total parking required across uses for each time period.
iii) Set the requirement at the maximum total across time periods.
e. Expansion of structure, change in use. When a structure is enlarged, or when a change in its use requires more off-street parking than the previous use, additional parking spaces shall be provided in compliance with this Chapter. See also Chapter 18.90 (Nonconforming Uses, Structures, and Parcels). However, if required driveway access for 1 off-street space eliminates 1 on-street parking space, the off-street space shall not be required.
f. Excessive parking.
i) The City discourages a land use being provided more off-street parking spaces than required by this Chapter, in order to avoid the inefficient use of land, unnecessary pavement, and excessive storm water runoff from paved surfaces.
ii) The provision of off-street parking spaces in excess of the requirements in Table 3-7 is allowed only with Minor Use Permit approval in compliance with § 18.71.060, and only when additional landscaping, pedestrian amenities and necessary storm drain improvements are provided to the satisfaction of the review authority.
2. Calculation of required parking.
a. Floor area. In any case where Table 3-7 expresses a parking requirement based on floor area in square feet (for example: 1 space for each 1,000 square feet of floor area), the floor area shall be construed to mean gross interior floor area.
b. Rounding of calculations. If a fractional number is obtained in calculations performed in compliance with this Chapter, 1 additional parking space shall be required for a fractional unit of 0.50 or above, and no additional space shall be required for a fractional unit of less than 0.50.
c. Bench or bleacher seating. Where fixed seating is provided as benches, bleachers, pews, or similar seating, a seat shall be defined as 24 inches of bench space for the purpose of calculating the number of parking spaces required by Table 3-7.
d. Parking based on employees. Whenever parking requirements are based on the number of employees, calculations shall be based on the largest number of employees on duty at any 1 time.
B. Use of on-street parking - Exception. Available on-street parking spaces cannot be used to meet the parking requirements identified in this Chapter. An exception to this provision may be granted according to the following procedure:
1. Criteria for approval. The Minor Use Permit may be issued if it meets all of the following criteria, in addition to the findings identified in § 18.71.060:
a. The maximum amount of parking which is feasible shall be provided on site.
b. The exception shall only be granted in situations where the Director, Public Works has determined that the exception will not result in potentially unsafe conditions for vehicles or pedestrians.
c. The Director of Community Development has determined that the project is located in an area of abundant on-street parking.
2. Annual review. Each Minor Use Permit that grants an exception to off-street parking requirements shall be reviewed annually, and, if the review authority finds that the use of on-street parking spaces is creating a nuisance, the City may initiate proceedings to revoke the Minor Use Permit.
C. Nonconforming parking. A use or structure with nonconforming off-street parking may be physically changed or undergo a change in use in compliance with the following provisions:
1. Residential uses. No additional parking spaces shall be required; provided, the change does not increase the number of dwelling units, nor eliminate the only portion of the site that can be used for the required or existing parking or access.
2. Nonresidential uses.
a. The number of existing parking spaces shall be maintained on the site and additional parking shall be provided in compliance with this Chapter for any additional floor area.
b. If the use of the structure is changed to one that requires more parking than the previous use, only the difference between the number of parking spaces required for the previous use and those required for the new use shall be added.
c. The change shall not eliminate the only portion of the site that can be used for the required or existing parking or access.
3. Waiver by Director. The Director may waive parking requirements when a nonconforming structure is proposed for rehabilitation if the Director determines that the existing structure location, parcel size, or topography renders the requirement unreasonable.
D. Recreational vehicle (RV) parking spaces. Off-street recreational vehicle (RV) parking spaces shall be provided as follows for retail uses, shopping centers, and visitor attractions that are required by this Chapter to provide 40 or more off-street parking spaces:
1. Number of RV spaces required. RV parking spaces shall be provided at a minimum ratio of 1 RV space for each 40 off-street vehicle parking spaces, or fraction thereof, required by this Chapter.
2. RV stall dimensions. Each RV parking space shall be designed as a pull-through space with a minimum width of 12 feet and a minimum length of 40 feet, with 14 feet of vertical clearance.
3. Modifications by Director. The Director may modify the provisions of this Subsection through a Minor Use Permit granted in compliance with § 18.71.060.
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Land Use Type: Manufacturing, Processing and Warehousing |
Vehicle Spaces Required |
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Minimum |
Maximum |
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All manufacturing, industrial, and processing uses, except the following. |
1 space for each 400 sf of office area; 1 space for each 1,000 sf of floor and/or ground area devoted to other than office use; 1 space for each 5,000 sf of open storage. |
1 space for each 200 sf of office area; 1 space for each 500 sf of floor and/or ground area devoted to other than office use; 1 space for each 2,500 sf of open storage. |
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Media production |
1 space for each 400 sf of floor area. |
1 space for each 200 sf of floor area. |
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Recycling facilities |
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Heavy or light processing facilities, large collection facilities |
Determined by Use Permit. |
Determined by Use Permit. |
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Scrap/dismantling yards |
1 space for each 400 sf of gross floor area, plus 1 space for each 10,000 sf of gross yard area. |
1 space for each 200 sf of gross floor area, plus 1 space for each 5,000 sf of gross yard area. |
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Small collection facilities |
Determined by Minor Use Permit. |
Determined by Minor Use Permit. |
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Wholesaling and distribution |
1 space for each 1,000 sf of floor area. |
1 space for each 300 sf of floor area. |
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Land Use Type: Recreation, Education, and Public Assembly |
Vehicle Spaces Required |
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Minimum |
Maximum |
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Clubs, community centers, lodges, meeting halls, religious facilities, theaters, auditoriums, and places of assembly |
1 space for each 250 sf of floor area or 5 seats, whichever would yield more spaces. |
1 space for each 100 sf of floor area or 3 seats, whichever would yield more spaces. |
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Commercial recreation facilities - Indoor |
1 space for each 400 sf of floor area. |
1 space for each 200 sf of floor area. |
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Commercial recreation facilities - Outdoor |
Determined by Use Permit. |
Determined by Use Permit. |
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Studios (art, dance, martial arts, music, etc.) Health/fitness facilities Conference/convention and sports/entertainment facilities |
1 space for each 300 sf of floor area. |
1 space for each 100 sf of floor area. |
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Library, gallery, and museum |
1 space for each 500 sf of floor area. |
1 space for each 250 sf of floor area. |
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Schools (public and private) |
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Elementary, Junior High, Kindergarten and nursery schools |
1 space per employee plus 1 space for each 10 students. |
1 space per employee plus 1 space for each 5 students. |
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High schools |
1 space per employee plus 1 space for each 5 students. |
1 space per employee plus 1 space for each 4 students. |
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Colleges and universities (including trade, business, and art/music/dancing schools) |
1 space per employee plus 1 space for each 4 students. |
1 space per employee plus 1 space for each 2 students. |
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Mobile home |
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Outside of mobile home park |
1 space for each unit. |
- |
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Within a mobile home park |
1 space for each unit, plus 0.5 guest parking space. |
- |
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Multifamily housing and live/work unit |
Under 2 bedrooms: 1 space per unit. 2 bedrooms or more: 2 spaces per unit. |
2.25 spaces per unit. |
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Organizational house, rooming or boarding house, residential care facility, co-housing |
0.5 spaces per bedroom. |
1 space per bedroom. |
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Second dwelling unit |
See § 18.42.170(F). |
See § 18.42.170(F). |
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Single-family dwelling |
2 spaces |
4 spaces |
Notes:
(1) Recreational vehicle parking spaces may also be required. See Subsection (D) of this Section (Recreational vehicle (RV) parking spaces).
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Land Use Type: Retail Trade |
Vehicle Spaces Required |
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Minimum |
Maximum |
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All “Retail Trade” and general retail uses listed in § 18.22.030, Table 2-6, except for the following: |
1 space for each 400 sf of floor area, plus 1 space for each 600 sf of outdoor sales area. |
1 space for each 200 sf of floor area, plus 1 space for each 400 sf of outdoor sales area. |
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Auto and vehicle sales and rental |
1 space for each 400 sf of floor area for the showroom and offices, plus 1 space for each 2,000 sf of outdoor display area, plus spaces as required by this Section for parts sales (“retail trade,” above), and vehicle services. |
1 space for each 200 sf of floor area for the showroom and offices, plus 1 space for each 1,000 sf of outdoor display area, plus spaces as required by this Section for parts sales (“retail trade,” above), and vehicle services. |
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Bar, cocktail lounge, night club, tavern |
1 space for each 5 seats; or 1 space for each 250 sf of floor area, whichever would yield more spaces. |
1 space for each 3 seats; or 1 space for each 100 sf of floor area, whichever would yield more spaces. |
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Building and landscape materials and furniture stores, warehouse retail center |
1 space for each 1,000 sf of display area. |
1 space for each 500 sf of display area. |
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Convenience store |
1 space for each 300 sf of floor area. |
1 space for each 150 sf of floor area. |
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Marine-related use (hardware, supplies, rentals, and sales) |
1 space for each 500 sf of floor area for the showroom and offices, plus 1 space for each 5,000 sf of outdoor display area, plus spaces as required by this Section for parts sales (“retail trade,” above), and services. |
1 space for each 300 sf of floor area for the showroom and offices, plus 1 space for each 2,500 sf of outdoor display area, plus spaces as required by this Section for parts sales (“retail trade,” above), and services. |
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Restaurant, cafe, coffee shop |
1 space for each 100 sf of dining area. |
1 space for each 40 sf of dining area. |
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Service station |
1 space for each 300 sf of floor area, plus 2 spaces for each service bay. |
1 space for each 200 sf of floor area, plus 4 spaces for each service bay. |
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Shopping center |
1 space for each 400 sf of floor area. |
1 space for each 200 sf of floor area. |
Notes:
(1) Recreational vehicle parking spaces may also be required. See Subsection (D) of this Section (Recreational vehicle (RV) parking spaces).
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Land Use Type: Service Uses |
Vehicle Spaces Required |
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Minimum |
Maximum |
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Banks and financial services |
1 space for each 300 sf of floor area. |
1 space for each 150 sf of floor area. |
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Child day care |
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Large family day care home |
2 spaces; may include spaces provided to fulfill residential parking requirements and on-street parking so long as it abuts the site. |
4 spaces; may include spaces provided to fulfill residential parking requirements and on-street parking so long as it abuts the site. |
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Child/adult day care center |
1 space for each employee, plus 1 space for each 10 children. |
1 space for each employee, plus 1 space for each 5 children. |
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Equipment rental |
1 space for each 400 sf of floor area; none required for outdoor storage and rental area; provided, sufficient area is provided within the yard to accommodate all customer vehicles entirely on site. |
1 space for each 200 sf of floor area; none required for outdoor storage and rental area; provided, sufficient area is provided within the yard to accommodate all customer vehicles entirely on site. |
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Freight terminal |
1 space for each 1,000 sf of lot area, plus 1 space for each commercial vehicle. |
- |
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Laundry - Dry cleaning pick-up facilities and laundromats |
1 space for each 400 sf of floor area. |
1 space for each 250 sf of floor area. |
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Lodging |
1 space for each unit, plus 1 space for the manager or owner and required spaces for accessory uses. |
1.5 spaces for each unit, plus 2 spaces for the manager or owner and required spaces for accessory uses. |
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Medical marijuana dispensary |
1 space for each 500 sf of floor space. |
1 space for each 250 sf of floor space. |
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Medical services |
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Clinic, laboratory, urgent care, doctor office |
1 space for each 300 sf of floor area. |
1 space for each 200 sf of floor area. |
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Extended care |
1 space for each 5 beds or patients the facility is licensed to accommodate. |
1 space for each 2 beds or patients the facility is licensed to accommodate. |
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Hospitals |
2 spaces for each bed. |
4 spaces for each bed. |
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Mortuaries and funeral homes |
1 space for each 300 sf of floor area within the facility or 1 space for each 4 seats in the sanctuary, whichever would yield more spaces. |
1 space for each 200 sf of floor area within the facility or 1 space for each 3 seats in the sanctuary, whichever would yield more spaces. |
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Offices |
1 space for each 400 sf of floor area. |
1 space for each 200 sf of floor area. |
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Personal services and personal services - restricted |
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All personal service uses except the following |
1 space for each 350 sf of floor area. |
1 space for each 200 sf of floor area. |
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Barber/beauty shops |
2 spaces for each barber or beautician. |
3 spaces for each barber or beautician. |
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Storage |
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Cold storage facilities or ice plants |
1 space for each 500 sf of floor area. |
1 space for each 250 sf of floor area. |
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Outdoor storage |
1 space for each 3,000 sf of lot area. |
1 space for each 1,500 sf of lot area. |
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Personal storage facilities (mini-storage) |
4 spaces for the manager’s office. |
8 spaces for the manager’s office. |
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Warehousing |
1 space for each 1,000 sf of floor area. |
1 space for each 500 sf of floor area. |
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Vehicle services (major and minor repair) |
4 spaces for each service or wash bay. |
8 spaces for each service or wash bay. |
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Veterinary clinics, animal hospitals, boarding, or kennels |
1 space for each 400 sf of floor area. |
1 space for each 250 sf of floor area. |
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Boarding or kennels separate from other veterinary facilities |
1 space per employee, plus 2 spaces. |
2 spaces per employee, plus 2 spaces. |
(Ord. 930, § 2, passed 06-12-2017)
18.36.050 - Disabled Parking Requirements
Number of spaces required. Parking for the disabled shall be provided on site in compliance with California Building Code Standards.
Parking spaces required for the disabled shall count toward compliance with the number of off-street parking spaces required by this Chapter.
(Ord. 930, § 2, passed 06-12-2017)
18.36.060 - Bicycle Parking
Each multifamily project of 5 or more units and nonresidential land use shall provide bicycle parking in compliance with this Section.
A. Number of bicycle spaces required.
1. Multifamily project. A multifamily project of 5 or more units shall provide bicycle parking spaces equal to a minimum of 10% of the required vehicle spaces, unless separate secured garage space is provided for each unit. The bicycle spaces shall be distributed throughout the project. A minimum number of 2 bicycle parking spaces shall be provided.
2. Nonresidential project. A nonresidential project (e.g., retail, office, etc.) shall provide bicycle parking spaces equal to a minimum of 10% of the required vehicle spaces, distributed to serve customers and employees of the project. A minimum number of 2 bicycle parking spaces shall be provided.
B. Bicycle parking design and devices. Each bicycle parking space shall include a stationary parking device to adequately secure the bicycle, shall be a minimum of 2 feet in width and 6 feet in length, with a minimum of 7 feet of overhead clearance, and shall be conveniently located and generally within proximity to the main entrance of a structure.
(Ord. 930, § 2, passed 06-12-2017)
18.36.070 - Motorcycle Parking
A parking lot with 50 or more vehicle parking spaces shall provide motorcycle parking spaces conveniently located near the main entrance to the primary structure and accessed by the same access aisles that serve the vehicle parking spaces in the parking lot.
A. Number of spaces required. A minimum of 1 motorcycle parking space shall be provided for each 50 vehicle spaces or fraction thereof.
B. Space dimensions. Motorcycle spaces shall have minimum dimensions of 4 feet by 7 feet.
(Ord. 930, § 2, passed 06-12-2017)
18.36.080 - Reduction of Parking Requirements
A. Shared on-site parking.
1. Where 2 or more adjacent uses have distinct and differing peak parking usage periods (e.g., a theater and a bank), a reduction in the required number of parking spaces may be allowed through Minor Use Permit approval granted in compliance with § 18.71.060.
2. Approval shall also require a recorded covenant running with the land, recorded by the owner of the parking lot, guaranteeing that the required parking will be maintained exclusively for the use served for the duration of the use.
B. Reduction of required parking. The Director may reduce the number of parking spaces required by § 18.36.040 (Number of Parking Spaces Required), through the granting of a Minor Use Permit in compliance with § 18.71.060, based on quantitative information provided by the applicant that documents the need for fewer spaces (e.g., sales receipts, documentation of customer frequency, information on parking standards required for the proposed land use by other cities, etc.). Parking requirements may be reduced, by the review authority, where the project facilitates bicycle use by providing bicycle storage, lockers, changing rooms and showers and/or bicycles for employee use.
C. Central Business District (CBD) Special Parking Combining Zone. The following parking requirements shall apply to areas within the CBD shown on the CBD Special Parking Combining Zone Map, below. An applicant may either comply with the parking requirements identified in § 18.36.040 (Number of Parking Spaces Required), meet the alternative CBD parking requirements identified in Subsection (C)(2) of this Section, or pay the parking in-lieu fee identified in Subsection (C)(3) of this Section.
1. Exemptions from the off-street parking requirements. The following uses located within the CBD Special Parking Combining Zone are exempt from the off-street parking requirements identified in this Chapter:
a. Replacement of an existing use with a new use determined to be similar by the Director.
b. On the ground floor, any intensification of a commercial use except for bars, cocktail lounges, restaurants, and taverns.
c. Any use with hours of operation exclusively after 5:00 p.m.
d. Residential dwelling units located above ground floor commercial uses.
2. Number of parking spaces required for uses in the CBD Special Parking Combining Zone.
a. Off-street parking for uses in the CBD Special Parking Combining Zone shall comply with the requirements in Table 3-8.
b. A land use not specifically listed by Table 3-8 shall provide parking as required by the Director. The Director shall use the requirements in Table 3-8 as a guide in determining the appropriate number of off-street parking spaces required for the use.
c. In any case where Table 3-8 expresses a parking requirement based on floor area in square feet (for example: 1 space for each 400 square feet of floor area), the floor area shall be construed to mean gross interior floor area.
d. A single use with accessory components shall provide parking for each component. For example, a hotel with a gift shop shall provide the parking spaces required by Table 3-8 for a hotel (e.g., the guest rooms), and for the gift shop.
e. If a fractional number is obtained in calculations performed in compliance with this Subsection, 1 additional parking space shall be required for a fractional unit of 0.50 or above, and no additional space shall be required for a fractional unit of less than 0.50.
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Land Use Type: |
Vehicle Spaces Required |
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Bars, cocktail lounges, restaurants, and taverns |
1 space for each 8 seats or 1 space for each 400 sf of floor area, whichever would yield more spaces. |
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Lodging |
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Bed and breakfast inns Hotels or motels |
1 space for each unit, plus 1 space for the manager or owner. |
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Residential dwelling units |
1 space for each dwelling unit. |
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Retail commercial and office uses |
1 space for each 600 sf of floor area. |
Figure 3-7 - CBD Special Parking Combining Zone
3. Parking in-lieu fee. Parking requirements in the CBD Special Parking Combining Zone may be waived at the discretion of the approval authority, if the owner of the subject property pays a parking in-lieu fee to the City in compliance with this Subsection.
a. In lieu of providing the off-street parking spaces required by this Subsection, these requirements may be satisfied by the payment to the City of an in-lieu parking fee established by the Council and identified in the City’s Fee Schedule for both the use of existing structures and for new structures for each required off-street parking space which is not provided.
b. Parking in-lieu fees may be authorized in the CBD Special Parking Combining Zone for changes of use or projects for which provision of sufficient parking on site is not possible. Parking in-lieu fees are discouraged for changes of use or new development that can accommodate required parking on site. The funds shall be deposited with the City in a special fund and shall be used and expended for the purpose of acquiring and developing off-street parking facilities located insofar as reasonable in the general vicinity of the structures for which in-lieu payments were made as well as for meeting parking needs through strategies to reduce parking demand or to improve access to parking.
D. Parking reduction for small recycling collection facilities.
1. A reduction in vehicle parking spaces as provided in Table 3-9 may be allowed within an established nonresidential parking facility to accommodate a small recycling collection facility, when developed in compliance with § 18.42.150 (Recycling Facilities).
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Number of Available Vehicle Parking Spaces |
Maximum Reduction (in vehicle spaces) |
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0-25 |
0 |
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26-35 |
2 |
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36-49 |
3 |
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50-99 |
4 |
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100+ |
5 |
2. A maximum 5-space reduction shall be allowed when not in conflict with parking needs of the host nonresidential use.
(Ord. 930, § 2, passed 06-12-2017)
18.36.090 - Parking Design and Development Standards
Required parking areas shall be designed, constructed, and properly maintained in compliance with the following requirements. Except where noted, the Director may modify the requirements of this Section through Minor Use Permit approval (§ 18.71.060).
A. Location of parking. Parking areas shall be located as follows:
1. Residential. Residential parking shall be located on the same parcel as the uses served. Temporary (overnight) parking is allowed within required setback areas only on a paved driveway.
2. Nonresidential. Nonresidential parking shall be located on the same parcel as the uses served or within 300 feet of the parcel if shared parking or public parking facilities are used to meet parking requirements.
a. Nonresidential parking shall not be located within a required front setback.
b. Parking may be located within a required side or rear setback; provided, that it is separated from the side or rear property line by a minimum 5-foot-wide landscaped area.
c. Parking between the primary structure and the fronting street should be avoided.
3. Within the Downtown. Parking within the Downtown area identified by § 18.36.080(C), Figure 3-7 (CBD Special Parking Combining Zone), shall not be located between a primary building and the fronting street.
B. Access to parking. Access to parking areas shall be provided as follows for all parking areas other than garages for individual dwelling units:
1. Parking areas shall provide suitable maneuvering area so that vehicles enter from and exit to a public street in a forward direction only.
a. Parking lots shall be designed to prevent access at any point other than at designated access drives.
b. Single- and multifamily dwelling units are exempt from this requirement, unless specifically required by conditions of a discretionary permit.
c. This requirement does not apply to alleys, unless so specified in a specific zoning district.
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2. A nonresidential development that provides 50 or more parking spaces shall have access driveways that are not intersected by a parking aisle, parking space, or another access driveway for a minimum distance of 20 feet from the street right-of-way, to provide a queuing or stacking area for vehicles entering and exiting the parking area. See Figure 3-8. 3. A minimum unobstructed clearance height of 14 feet shall be maintained above areas accessible to vehicles within nonresidential developments. 4. The design of parking lots on adjacent parcels may be required to provide for joint use and access, with cross parking easements, to limit access points to public rights-of-way, and encourage motorists to park once to complete multiple tasks. |
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Figure 3-8 - Queuing Area |
5. The design of parking lots shall provide for safe pedestrian access, via sidewalks, to and from parked cars, to the street and to the primary entrance of the associated development.
6. Curb cuts for purposes of providing street access to on-site parking spaces on primary commercial streets (see definitions) shall be permitted only by Conditional Use Permit.
7. Curb cuts to provide street access to on-site parking spaces on nonprimary commercial and residential streets shall be permitted only where a project site meets at least 1 of the following conditions:
a. The site has no adjacent side or rear alley having a minimum right-of-way of 15 feet;
b. The topography or configuration of this site or placement of buildings on the site precludes reasonable alley access to a sufficient number of parking spaces;
c. The average slope of the parcel is at least 5%; or
d. The Director, Public Works determines that a curb cut is appropriate due to traffic, circulation or safety concerns.
C. Access to adjacent sites.
1. Nonresidential developments.
a. Applicants for nonresidential developments are encouraged to provide on-site vehicle access to parking areas on adjacent nonresidential properties to provide for convenience, safety, and efficient circulation.
b. A joint access agreement running with the land shall be recorded by the owners of the abutting properties, as approved by the Director, guaranteeing the continued availability of the shared access between the properties.
2. Residential developments. Shared pedestrian access between adjacent residential developments is also strongly encouraged.
D. Parking stall and lot dimensions.
1. Minimum parking space and driveway dimensions. Each parking stall, driveway, and other parking lot features shall comply with the minimum dimension requirements in Table 3-10, and as illustrated in Figures 3-8 and 3-9. Future adjustments to stall dimensions shall be based on the standards listed in the latest version of the Urban Land Institute’s Dimensions of Parking.
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Minimum Uni-Stall Requirements |
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Width |
Length |
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9 ft |
18 ft |
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Angle of Parking (in degrees) |
Space Width (in feet) |
Curb Length (per vehicle) |
Space Depth (from curb) |
Driveway Width (in feet) |
|---|---|---|---|---|
|
|
||||
|
Parallel |
9 ft |
23 ft 0 in |
9 ft 0 in |
12 ft |
|
45 |
9 ft |
12 ft 9 in |
19 ft 2 in |
14 ft |
|
60 |
9 ft |
10 ft 5 in |
20 ft 2 in |
19 ft |
|
90 |
9 ft |
9 ft 0 in |
18 ft 0 in |
23 ft |
2. Space width abutting a fence or wall. When the length of a parking space abuts a fence or wall, the required width of the parking space shall be increased by at least 1 foot.
3. Space length for perpendicular parking abutting a planter. The front 2 feet of the required length of a parking space may overhang the planter.
4. Compact parking spaces prohibited. Compact parking spaces (a space smaller in size than that required by this Chapter) shall not be allowed. The Director may not modify this prohibition, except to accommodate the planting of trees within a parking lot.
Figure 3-9 - Parking Space Dimensions
E. Tandem parking. Use of tandem parking (when 1 space is located directly behind another) shall not be allowed, except for single-family dwellings and duplex units, and only when both spaces are assigned to the same dwelling unit. The Director may grant approval of tandem parking for nonresidential and other multifamily developments through a Use Permit if the applicant demonstrates that the tandem parking is achieved for vehicles owned by residents within a single unit or employees of a single commercial use.
F. Landscaping. Landscaping shall be provided in compliance with Chapter 18.34 (Landscaping Standards).
G. Lighting. Lighting shall be provided in compliance with § 18.30.070 (Outdoor Lighting).
H. Striping and identification.
1. Parking spaces shall be clearly outlined with 4-inch-wide lines painted on the parking surface.
2. The striping shall be continuously maintained in a clear and visible manner in compliance with the approved plans.
3. The re-striping of any parking space or lot other than to maintain existing striping shall require the prior approval of a re-striping plan by the Director, Public Works.
I. Surfacing, wheel stops, stormwater management and landscaping
1. All parking spaces and maneuvering areas shall be surfaced with paving, asphalt, concrete pavement, or comparable material as determined by the Director, Public Works. Permeable paving, permeable asphalt or permeable concrete pavement is preferred, and projects which use permeable paving materials will receive a proportional discount, based on the proportion of site coverage, on the City drainage fee. (Recommended maximum slopes for alternative paving surfaces are 5% for porous asphalt, 6% for porous concrete, and 10% for interlocking pavers.)
2. Required parking areas in the RR, RS, or RL zoning districts may be surfaced with gravel, pavers, or other all-weather surface as determined to be appropriate by the Director of Public Works. However, all gravel parking lots shall include a 20-foot-long paved driveway, to minimize the introduction of gravel onto the public right-of-way.
3. All parking and maneuvering areas shall be designed for on-site stormwater infiltration and treatment where feasible. Stormwater management techniques shall include 1 or more of the following techniques or their equivalent as determined by the City Engineer:
a) Permeable paving over at least 12 inches of gravel;
b) Site design so that stormwater flows into landscaped strips, islands and/or rain gardens with a soil depth of at least 24 inches;
c) Stormwater bioretention swales, rain-gardens, or other open water infiltration and conveyance system with a reservoir volume equal to the surface area of the impermeable surfaces times a depth of 6 inches;
d) Rainboxes; and/or
e) Equivalent stormwater retention or infiltration technique as determined by the Director of Public Works.
4. Where stormwater infiltration is infeasible, due to site limitations or use type, parking areas shall be graded so that all surface water flows off site into drainage features to the satisfaction of the Director, Public Works.
5. All grading plans relating to the parking facilities shall be reviewed and approved by the Director, Public Works before any work can commence.
6. Individual wheel stops, of at least 6 inches in height and width, shall be provided for parking spaces located adjacent to fences, walls, property lines, landscaped areas, and structures. Wheel stops shall be placed to allow for 2 feet of vehicle overhang area within the dimension of the parking space. Continuous concrete curbing is discouraged in parking lots. If continuous concrete curbing is installed it shall include curb cuts so that stormwater can flow into bioretention swales, islands, tree filter boxes, gravel wetlands or other LID stormwater techniques.
(Ord. 930, § 2, passed 06-12-2017)
18.36.100 - Driveways and Site Access
Each driveway providing site access from a street, alley, or other public right-of-way shall be designed, constructed, and properly maintained in compliance with the following. The Director may modify the requirements of this Section through Minor Use Permit approval (§ 18.71.060).
A. Number of driveways.
1. Single-family dwellings and duplexes. A single-family dwelling or duplex shall be allowed 1 driveway from the adjacent alley if feasible except that:
a. A driveway from the street may be allowed if no alley provides access; or
b. A circular driveway may be allowed on a parcel with 200 feet or more of street frontage without alley access.
2. Multifamily and nonresidential projects.
a. A multifamily or nonresidential development project on a parcel of 2 acres or less shall be limited to a maximum of 2 driveways, unless the Director, Public Works determines that more than 2 driveways are required to accommodate the traffic for the project.
b. Whenever a property has access to more than 1 street, access shall be generally limited to the lowest volume street where the impact of a new access will be minimized.
3. Shared driveways. The review authority may require development on smaller parcels to be planned with access along 1 side property line, and consolidated with the access driveway on the adjacent parcel, where practical, to limit the total number of access points on a street segment, and minimize conflicts with traffic flow.
4. Driveways and sidewalks. Driveways shall connect to alleys instead of streets, when possible, in order to minimize the point of conflicts between motor vehicles and pedestrians walking on sidewalks. For this reason, the size of driveways and the number of driveways which cross sidewalks shall be kept to a minimum.
B. Distance from street corners. Each driveway shall be separated from the nearest street intersection as follows, except where the Director, Public Works allows less separation:
1. A minimum of 150 feet from the nearest intersection, as measured from the centerline of the driveway to the centerline of the nearest travel lane of the intersecting street; and
2. For parcels with frontages less than 150 feet, the minimum distance shall be 100 feet.
C. Driveway spacing. Driveways shall be separated along a street frontage as follows:
1. Single-family and duplex residential developments. Driveways shall be separated by at least 6 feet, unless a shared, single driveway is approved by the Director, Public Works. The 6-foot separation shall not include the transition or wing sections on each side of the driveway.
2. Multifamily and nonresidential developments. Where 2 or more driveways serve the same or adjacent multifamily or nonresidential development, the centerline of the driveways shall be separated by a minimum of 50 feet. The Director, Public Works may approve exceptions to this standard.
D. Driveway dimensions.
1. Single-family dwelling. Each single-family dwelling shall be provided a driveway with a minimum width of 10 feet and a maximum of 23 feet, preferably from an alley. If the driveway connects a garage to an alley, it shall have a minimum length of 10 feet. If the driveway connects to a street, it shall have a minimum length of 23 feet from the back of the sidewalk, or the edge of the right-of-way where there is no sidewalk.
2. Multifamily and nonresidential development.
a. A driveway for a multifamily or nonresidential development which connects to a parking lot of 9 or more spaces shall have a minimum paved width of 11 feet for a 1-way driveway and 22 feet for a 2-way driveway.
b. A driveway for a multifamily or nonresidential development which connects to a parking lot of 8 or fewer spaces shall have a paved width of 10 feet unless additional width is necessary to ensure public safety.
c. If the City anticipates the parking lot will generate higher than normal turnover of vehicles (such as generated by a take-out restaurant) or larger than normal vehicles (such as generated by a warehouse) then the City may require additional width for driveways.
3. Minimum paved length. Where unpaved driveways are otherwise allowed by this Development Code or the review authority, each driveway shall be paved with concrete or asphalt for a minimum length of 20 feet from the public right-of-way.
E. Clearance from obstructions.
1. The nearest edge of a driveway curb cut shall be at least 3 feet from the nearest property line, the centerline of a fire hydrant, light standard, traffic signal, utility pole, or other similar facility.
2. Street trees shall be a minimum of 10 feet from the driveway access, measured at the trunk.
3. A driveway shall have an overhead clearance of 14 feet in height except within a parking structure, which may be reduced to 7 feet, 6 inches.
F. Traffic safety visibility areas. Structures or landscaping over 42 inches in height shall not be allowed within a traffic safety visibility area, with the exception of trees with the canopy trimmed to a minimum of 6 feet in height. See § 18.30.060(E).
G. Surfacing.
1. Within the multifamily and nonresidential zoning districts, driveways shall be paved and permanently maintained with permeable or impermeable paving, asphalt, concrete, or approved paving units. Projects that utilize permeable surfaces will receive a proportional discount on their drainage fees based on the total site coverage.
2. Within other zoning districts (e.g., RR, RS, and RL), driveways may be constructed with the use of other all-weather surfacing as determined to be appropriate by the Director, Public Works, where it is first determined that a surface other than asphalt or concrete is consistent with the driveways of similar properties in the vicinity, and that the alternate surface will not impair accessibility for emergency vehicles.
3. A driveway with a slope of 15% or more shall be paved with permeable or impermeable asphalt or concrete in all cases.
(Ord. 930, § 2, passed 06-12-2017)
18.36.110 - Loading Space Requirements
Off-street loading spaces shall be provided as required by this Section. The Director may modify these requirements through Minor Use Permit approval (§ 18.71.060), where the Director first determines that the operating, shipping, and delivery characteristics of the use do not require the number or type of loading spaces required by this Section.
A. Number of loading spaces required. Nonresidential uses shall provide off-street loading spaces in compliance with Table 3-11. Requirements for uses not listed shall be determined by the Director based upon the requirements for comparable uses.
|
Type of Land Use |
Total Gross Floor Area |
Loading Spaces Required |
|---|---|---|
|
|
||
|
Industrial, manufacturing, research and development, institutional, and service uses |
5,000 to 10,000 sf |
1 |
|
10,001 + sf |
1 for each additional 10,000 sf plus additional as required by Director. |
|
|
Office uses |
5,000 to 25,000 sf |
1 |
|
25,001 + sf |
1 for each additional 25,000 sf plus additional as required by Director. |
|
|
Retail commercial and other allowed nonresidential uses |
5,000 to 10,000 sf |
1 |
|
10,001 + sf |
1 for each additional 10,000 sf plus additional as required by Director. |
|
B. Standards for off-street loading areas. Off-street loading areas shall be provided in compliance with the following:
1. Dimensions. Loading spaces shall be a minimum of 12 feet in width, 40 feet in length, with 14 feet of vertical clearance.
2. Lighting. Loading areas shall have lighting capable of providing adequate illumination for security and safety; lighting shall also comply with the requirements of § 18.30.070 (Outdoor Lighting).
3. Location. Loading spaces shall be:
a. As near as possible to the main structure and limited to the rear 2/3 of the parcel, if feasible;
b. Situated to ensure that the loading facility is screened from adjacent streets;
c. Situated to ensure that loading and unloading takes place on site and in no case faces a public street, or is located within a required front setback, adjacent public right-of-way, or other on-site traffic circulation areas;
d. Situated to ensure that all vehicular maneuvers occur on site. The loading areas shall allow vehicles to enter from and exit to a public street in a forward motion only; and
e. Situated to avoid adverse impacts upon neighboring residential properties and located no closer than 100 feet from a residential zoning district unless adequately screened, and authorized through Design Review approval in compliance with § 18.71.050.
4. Loading ramps. Plans for loading ramps or truck wells shall be accompanied by a profile drawing showing the ramp, ramp transitions, and overhead clearances.
5. Screening. Loading areas shall be screened from abutting parcels and streets with a combination of dense landscaping and solid masonry walls with a minimum height of 6 feet.
6. Striping.
a. Loading spaces shall be striped, and identified for loading only.
b. The striping and “loading only” notations shall be continuously maintained in a clear and visible manner in compliance with the approved plans.
7. Surfacing.
a. All loading areas shall be surfaced with permeable paving, asphalt, concrete pavement, or comparable material as determined by the Director, Public Works and shall be graded to dispose of all surface water to the satisfaction of the Director, Public Works.
b. All grading plans relating to the loading facilities shall be reviewed and approved by the Director, Public Works before any work can commence.
(Ord. 930, § 2, passed 06-12-2017)