Chapter 17.87
OFF-STREET PARKING

17.87.010 Intent and Purpose

The purpose of this Chapter is to ensure provision of adequate, accessible, secure, properly lighted, and well maintained and screened off-street parking facilities. Properly provided and designed parking will facilitate the intended use of the property; reduce traffic congestion and safety concerns; protect the neighborhoods from the effects of vehicular noise and traffic generated by adjacent nonresidential land use district; assure maneuverability of emergency vehicles; and provide a positive visual experience.

17.87.020 General Provisions

A.    Applicability. Every use of land or property shall provide adequate parking facilities in conformance with the requirements of this Chapter and other provisions of this Zoning Ordinance, except as allowed under subsection D of this Section.

B.    Continuing obligation. The provision for off-street parking facilities shall be a continuing obligation of the property owner so long as any use requiring vehicle parking continues.

C.    Reduction in number of spaces. No required off-street parking facility shall be reduced in capacity or in area without sufficient additional parking capacity or additional parking spaces being provided to comply with this Chapter, unless otherwise permitted by this Chapter.

D.    Existing nonconforming parking facilities. Any use of property which, on the effective date of this Chapter or of any subsequent amendment thereto, is nonconforming, only as to the regulations relating to off-street parking, may continue in the same manner as if the parking facilities were conforming.

E.    Use of required parking as commercial or public lot. No area designated as a required parking area in connection with any designated building or use shall be operated as a commercial or public lot providing parking spaces for the general public or the occupants, tenants, customers, clients, or residents of any use or activity for a fee or other compensation, unless approved by the reviewing authority.

17.87.030 Number of Parking Spaces Required

A.    Parking Schedule. Off-street parking shall be provided for the following uses in the quantities specified below, except otherwise provided in this Chapter: (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

 

Assisted living facilities

One space for every three (3) beds, plus one space for each employee scheduled to work on the largest shift. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

Auditoriums, theaters, sports events, rodeos, and other similar spectator uses

One space per four (4) fixed seats or one space per thirty-five (35) square feet of spectator area where seats are not fixed. Eighteen (18) lineal inches of bench seating shall equal one seat. Additional parking for non-related uses are calculated according to use.

Auto Display

One space per four hundred (400) square feet of gross floor area for show room; plus one space per two hundred fifty (250) square feet of gross floor areas for offices; plus one space per two hundred (200) square feet of gross floor area for shops.

Auto dismantling/salvage yards/recycling centers

One space for each three hundred (300) square feet of gross building area plus one space for every 10,000 square feet of gross yard area.

Auto Repair

One space per two hundred (200) square feet of gross floor area. No inoperable vehicle may be parked within a required parking space.

Billiards

Three spaces per table.

Boarding houses,

dormitories

Three spaces, plus one per sleeping room.

Bowling alleys

Three spaces per lane.

Caretaker’s residence

One covered space, except as required by PMC 17.93.030(B). (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

Carnivals

One space per five hundred (500) square feet of site area.

Check cashing facilities and similar uses

One space per two hundred (200) square feet of gross floor area. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

Churches, chapels,

mortuaries

One parking space for every four (4) fixed seats or one space per thirty-five (35) square feet of assembly area where seats are not fixed in the principal assembly area; plus one space for each classroom and secondary assembly area. Eighteen (18) lineal inches of bench seating shall equal one seat.

Commercial uses,

unspecified

One space per two hundred fifty (250) square feet of gross floor area.

Condominiums, community

apartments, stock

cooperatives and other

limited equity cooperatives

Two and one quarter (2.25) spaces per unit, two of which must be designated for a specific dwelling unit. Of the two designated spaces, a minimum of one space shall be located within an enclosed garage.

Congregate Meal Facilities

One space per employee based on the largest number of employees scheduled to work in a 24-hour period, with a minimum of ten (10) spaces. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

Convalescent homes,

group care

One space per three (3) beds.

Day care centers

One space for each classroom; plus one for every twenty (20) students.

Financial institutions,

banks, savings and loans

One space per two hundred (200) square feet of gross floor area.

Furniture sales, major

appliance sales,

warehouse commercial

One space per five hundred (500) square feet of gross floor area.

Golf courses, miniature golf

courses, golf driving ranges

Six (6) spaces per golf course hole; three (3) spaces per miniature golf course hole or driving tee on a golf range; plus one space per two hundred fifty (250) square feet of gross floor area used for other commercial uses. Additional parking for non-related uses are calculated according to use.

Health clubs, gymnasiums,

dance studios and other

similar participatory

facilities

One space per one hundred (100) square feet of gross area, excluding court facilities; plus three spaces per court facility.

Homeless Shelter

One space per employee plus one space per five temporary residents. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999 and Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

Hospitals

One space per bed.

Hotels, motels

One space per guest room; plus one space per one hundred (100) square feet of eating area in a restaurant/coffee shop; plus one space per 70 square feet of seating area in a meeting or banquet room; plus one space per three employees on the largest shift.

Industrial/manufacturing uses, unspecified

For each structure:

1 – 5,000 square feet – One space for each 500 square feet of gross floor area (gfa)

5,001 – 10,000 square feet – One space for each 750 square feet of gfa

10,001 – 50,000 square feet – One space for each 1,000 square feet of gfa

50,001 + square feet. – One space for each 1,250 square feet of gfa

(Includes up to 25 percent of gfa used for office space; over 25 percent of gfa, office space requires one space per 250 square feet)

Libraries, museums,

galleries

One space per two hundred fifty (250) square feet of gross floor area.

Mini-warehouse, self-

storage facilities

One space per twenty thousand (20,000) square feet of gross floor area; plus one space per fifty (50) vehicle or boat storage spaces; with a minimum of three (3) spaces.

Mobile home parks

Two spaces per unit, which may be in tandem, one of which must be covered; plus one space per five mobile homes as a guest space; plus one space per five mobile homes as a recreational vehicle storage space. The recreational vehicle spaces shall be clustered in a separate area and shall be screened from view from public streets.

Multiple family residential

apartments

Two and one quarter (2.25) spaces per unit, one of which must be covered and designated for a specific dwelling unit.

Office, medical

One space per two hundred (200) square feet of net leasable floor area.

Office, professional

One space per two hundred fifty (250) square feet of net leasable floor area.

Open air commercial uses,

nurseries, equipment rental, swap meets, farmer’s markets, and similar outdoor uses (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

One space per one thousand (1,000) square feet of lot area devoted to sales and display.

Open air industrial uses

One space per twenty-five hundred (2,500) square feet of outside storage area.

Parks

Ten (10) spaces per net acre of active recreational area within a park or playground; plus five (5) spaces per net acre of passive recreational area within a park or playground.

Public buildings

and facilities

One space per two hundred (200) square feet of floor area for public buildings or facilities frequently visited by the public. One space per four hundred (400) square feet of floor area for public facilities not frequently visited by the public.

Research and

development, light

industrial

Three (3) spaces per one thousand (1,000) square feet of gross floor area. For developments where office space exceeds 25% of the gross floor area, parking for that portion of office space shall be required at one space for each two hundred fifty (250) square feet of floor area.

Restaurants, bars and

other eating or drinking

places

One space per one hundred (100) square feet of gross floor area, with a minimum of ten (10) spaces. Where there is no on-site consumption of food or beverages, one space per two hundred fifty (250) square feet of gross floor area.

Retail uses

One space per each two hundred fifty (250) square feet of gross floor area.

Schools, grades K-9

Two (2) spaces per classroom

Schools, grades 10

and above

Six (6) spaces per classroom.

Senior citizen housing

One and one-half (1.5) spaces per unit, one of which must be covered and designated for a specific dwelling unit.

Service-oriented

commercial, plumbing

repair and service shops

One space per each four hundred (400) square feet of gross floor area; plus one space for each vehicle used in conjunction with the use.

Service stations

Two (2) spaces per service bay; plus two (2) parking spaces for employee parking. Additional parking for non-related uses calculated according to use.

Shopping centers

(regional)

Regional shopping centers are centers having more than fifty (50) gross acres and 600,000 square feet of floor area. Five (5) spaces per one thousand (1,000) square feet of floor area shall be provided for the first one million (1,000,000) square feet of floor area and four (4) spaces per one thousand (1,000) square feet of floor area shall be provided for any floor area exceeding one million (1,000,000) square feet. Floor area for an enclosed mall shall be calculated exclusive of mall concourse, restrooms, emergency exit areas, service areas, rear corridor areas, electrical and utility rooms. Floor area for attached anchor stores shall be calculated as gross building area less four (4%) percent, or the actual calculation of above exclusions, whichever is less. Subsection (B)(3) of this Section shall not apply to this use.

Single-family residential

Fully enclosed two car garage with a free and clear interior dimension of 20 feet wide by 20 feet long. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

Temporary uses

A sufficient number of spaces to accommodate parking for the proposed use, in accordance with that specified for the most comparable use in this Section.

Townhouses

Two and one-half (2.5) spaces per unit, two of which must be covered and designated for a specific dwelling unit. Of the two covered spaces, a minimum of one space shall be located within an enclosed garage.

Transitional Housing Facilities

One space per employee and one space for every seven (7) beds. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999 and Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

Warehouse

One space per 1,000 square foot for the first 20,000 square feet; one space per 2,000 square feet for the second 20,000 square feet; one space per 4,000 square feet for all space in excess of the first 40,000 square feet. (Includes up to 25 percent of gfa for office space; over 25 percent of gfa, office space requires one space per 250 square feet.)

Uses not specified

Where parking requirements for any use are not specified, parking shall be provided in an amount which the Director finds adequate to prevent traffic congestion and excessive on-street parking. Whenever practical, such determination shall be based upon the requirements for the most comparable use specified in this Section.

B.    Computation

1.    Calculation of spaces. Any calculation of parking space requirements which results in a fraction of a parking space shall be counted as requiring a whole space.

2.    Increase or change in use. Any existing building or use that is enlarged, structurally altered, modified or remodeled to the extent of increasing or changing the use by more than twenty-five (25) percent, as it existed on the effective date of this ordinance, shall be accompanied by off-street parking for the entire building or use in accordance with the parking regulations set forth in this Chapter. When the enlargement, structural alteration, modification or remodeling is to the extent that the use is not increased or changed by more than twenty-five (25) percent, additional parking shall only be required for the increased or changed floor area or use.

Existing parking spaces may not be used to satisfy additional parking requirements of this Chapter unless the existing spaces proposed for use in meeting the requirements exceed the number required for the building or use with which the existing spaces are associated. All parking associated with a building or use from which the spaces are drawn must meet all requirements of this Chapter.

3.    Combined uses. When two (2) or more uses are located in the same building or structure, or are within the same common developments, the parking requirements shall be the sum of the separate requirements for each use, except as specifically provided in this Chapter.

4.    Additional parking required. Nothing in this Chapter shall be deemed to limit the power of the reviewing authority to require adequate provision of parking spaces as a condition of approval of a conditional use permit, a site plan review, or as a development standard when under the circumstances of a particular case, a greater number than specified in this Chapter is found to be necessary.

5.    Transportation demand management programs. Reductions in the number of parking spaces provided may be approved by the reviewing authority pursuant to PMC 17.23.030(B)(5) when the applicant has provided substantial evidence that Transportation Demand Management (TDM) efforts may be effective in reducing vehicle demand. Such a program may require such provisions as: (a) land set aside for additional parking if determined necessary; (b) in-lieu payments for transportation demand related services and programs; periodic monitoring and certification that the TDM effort is being maintained; and/or penalties for non-compliance (including suspension or revocation of occupancy permit).

6.    Bus turnout credit. Where required or agreed to by the City, provisions for a bus turnout shall be provided. When such a turnout is provided, the number of on-site parking spaces may be reduced by a maximum of either five (5) spaces or two and one half (2 1/2) percent of the required number of spaces, if approved by the reviewing authority pursuant to PMC 17.23.050(B)(5).

C.    Modification of parking standards. The reviewing authority may allow a reduction of the required on-site parking spaces, provided that the City determines that a suitable area exists on the site on which to provide the additional required spaces if needed; that the area which would have been used for parking will instead be used for landscaping until such time as it is converted to parking; and that the number of parking spaces provided is adequate and such reduction will not create a traffic safety hazard. In the event the City’s Traffic/Transportation Engineer determines the additional spaces are needed for traffic safety, or an intensification of use is proposed on the site, the City may require provision of the additional spaces. (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

17.87.040 Use of Parking Spaces

A.    General. Required parking spaces shall be used only for parking of vehicles for property owners, guests, renters, patrons or employees. Required parking spaces shall not be used for sale, display, rental, storage or repair of motor vehicles.

B.    Residential zones. No vehicle which is registered for commercial purposes pursuant to applicable provisions of the Vehicle Code of the State of California or other jurisdiction and which has a manufacturer’s gross vehicle weight rating of ten thousand (10,000) pounds or more shall be parked or left standing on any residentially zoned property, in excess of thirty consecutive minutes unless it falls within the exceptions given in Chapter 15.101 PMC.

C.    Commercial and industrial zones. Required parking spaces shall not be used or permitted to be used for the repair, servicing or storage of vehicles, or for the storage of recycling bins, property or materials, nor shall the racks and pump blocks used in auto repair shops or other similar uses be considered in calculating required parking spaces.

17.87.050 Design Standards

The following design standards shall apply to all off-street parking areas:

A.    Location

1.    Single family residential uses. Off-street parking spaces for single-family detached dwellings shall be located on the same lot or parcel on which the dwelling is located. No parking space required by this Chapter shall be located in the required front, side or rear setback area except as otherwise provided in this Ordinance.

2.    Multi-family residential uses. Off-street parking spaces for all other dwelling types shall be located on the same development site and on the same lot or parcel, but in no event more than one hundred fifty (150) feet from the dwelling unit for which the parking space is provided. No parking space required by this Chapter shall be located in the required front, side or rear setback area.

3.    Commercial and industrial zones. Required off-street parking in commercial and industrial zones shall be located as follows: (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

a.    Parking shall be located on the same lot, or, with a reciprocal parking and access agreement approved by the City, on a lot contiguous to the building, structure or use to be served. Where parking is proposed to be located off-site, the location of such parking and where applicable, the lot itself, shall approved by the reviewing authority. Any term agreements between private property owners shall be recorded and shall require City approval prior to termination. Pedestrian access shall be available within a distance of not more than two hundred (200) feet measured from the nearest point of public access to the building, to the nearest part of the off-site parking area, unless otherwise approved by the reviewing authority. Such separated parking area shall be useable without causing unreasonable traffic congestion, detriment to any residential neighborhood, or safety concern to pedestrian or vehicular traffic in the vicinity.

b.    Except as otherwise provided in this Ordinance, the required parking spaces shall not be located in the rear of commercial buildings unless direct access for the customers to the facility is provided.

c.    Subject to the approval of the reviewing authority, up to ten (10) percent of the required parking spaces may be located in the rear lot area of a commercial use, provided that the spaces are designated for employee parking only.

d.    All accessory parking facilities, whether provided in fulfillment of or in excess of the requirements of this Ordinance, and whether located on the same or on a different lot from the principal use, shall be located on property zoned the same or at a less restrictive designation as the principal use served by the parking.

e.    In industrial zones, employee parking may be differentiated from customer parking, and placed to the side and rear of the buildings. Customer parking shall be located near the main building entrance. Employee parking may be fenced and/or gated, and should have safe, well-lighted pedestrian access routes to employee entrances. Parking areas restricted to employee parking may use up to fifty (50) percent compact spaces.

B.    Size

1.    Standard spaces. A standard parking space shall have minimum dimensions of nine (9) feet in width and eighteen (18) feet in depth.

2.    Compact spaces. A compact parking space shall have minimum dimensions of eight (8) feet in width and fifteen (15) feet in depth. In commercial and industrial projects with twenty or more required parking spaces, up to twenty-five (25%) percent of the required spaces provided may be compact size as defined herein.

3.    Parallel parking. A parallel parking space shall have minimum dimensions of nine (9) feet in width and twenty-two (22) feet in depth, as indicated in the table below. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

4.    Aisles. Except as specified elsewhere in this Chapter, the minimum dimensions of aisles for off-street parking spaces shall be as indicated in the table below:

 

Parking Angle:

Parallel

30°

45°

60°

90°

One-way aisle (D)

12'

16'

18'

20'

26'

Two-way aisle (D)

26'

26'

26'

26'

26'

5.    Handicapped spaces. Whenever any off-street parking is required, spaces shall be provided in accordance with the latest version of Title 24 of the California Code of Regulations. (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

6.    Spaces next to walls. Any uncovered parking space located next to a wall or other solid barrier shall be widened by an additional two (2) feet.

7.    Parking structures. In multiple bay parking structures, where covered parking occurs that provides pillars and posts for roof supports, parking stall design shall provide for a clear parking stall dimension with no encroachment of structural supports.

8.    Garages and carports. The minimum interior dimension for a single car garage or carport shall be ten (10) feet wide by twenty (20) feet deep. The minimum interior dimension for a two (2) car garage or carport shall be twenty (20) feet wide by twenty (20) feet deep. Additional spaces in garages having more than two parking spaces shall have minimum dimensions of nine (9) by eighteen (18) feet.

9.    Reduced parking space length and width prohibited. No reduction of parking space length or width will be allowed.

C.    Access and design

1.    Access points. Entrances from and exits to streets and alleys shall be provided at locations approved by the City. Except for single-family detached dwellings, and unless expressly recommended otherwise by the Traffic Engineer, access drives onto public streets shall be more than one hundred fifty (150) feet apart, measured centerline to centerline.

2.    Width of access drives

a.    Single Family Residences and Duplexes. The minimum width of access driveways for detached single-family residences and duplex residences on a single lot shall be ten (10) feet. For single-family detached residences, an unobstructed paved driveway a minimum twenty (20) feet in length shall be provided within the required front setback. No portion of the public sidewalk shall be counted towards meeting this requirement. Driveways for three- or four-car garages should be tapered down to a standard two-car width at the street.

b.    Multi-family residential developments. Access drives which are not located next to parking spaces shall have a minimum width of twelve (12) feet for a one-way drive aisle and a minimum width of twenty-six (26) feet for a two-way drive aisle. This requirement shall apply to any residential use where more than 2 dwelling units are located on a parcel, including condominium-type arrangements. A minimum five (5) foot driveway apron shall be provided between the garage and any private street or drive aisle.

c.    Commercial and industrial uses. Access drives shall have a minimum width of twelve (12) feet for a one-way drive aisle and a minimum width of twenty-six (26) feet for a two-way drive aisle.

d.    Private industrial and commercial streets. Private streets serving industrial and commercial developments shall have a minimum vehicle access width of forty (40) feet.

3.    Circulation design

a.    Except for single-family detached dwellings, groups of four or more parking spaces shall be located and served by an access drive in such a way that the use of the spaces and access drive will require no backing movement or other maneuvering within a street right-of-way, excluding alleys.

b.    On-site circulation shall be designed in such a manner that all parking spaces are useful for the intended purposes and the internal circulation pattern is safe and efficient for motorists and pedestrians.

c.    Parking aisle length shall not exceed 350 feet without a cross aisle for vehicle circulation.

d.    Adequate clear throat distance shall be provided at all parking entrance and/or exit driveways.

e.    The arrangement of parking spaces should avoid backing of vehicles onto ring roads, perimeter roads, or major aisles.

f.    Tangent or long radius sections of aisles along the perimeter of buildings should be less than four hundred (400) feet.

g.    Adequate driver sight distance shall be provided throughout all parking areas.

h.    Four-way aisle intersections should be avoided.

i.    Access should provide for adequate turning radii for all movements, especially for truck access.

j.    Circulation within the parking area should be provided to avoid use of streets as a substitute for on-site circulation.

k.    Dead end aisles should be avoided.

l.    Buildings, vehicular circulation, and landscaping shall be arranged so that pedestrians moving between buildings, and between building and parking areas, are not unnecessarily exposed to vehicular traffic.

m.    Approved compact parking spaces should be grouped and clearly marked for compact car use, rather than being scattered throughout the lot in a manner which makes their location unclear to users.

n.    Each development shall contain at least one clearly designated route for pedestrians connecting the street, the parking area, and the main building entrance(s). Access for people with disabilities shall be provided in accordance with state and federal statutes, and shall provide a convenient and efficient circulation system for these individuals.

o.    For retail and office uses, parking spaces should be located within 150 feet of a building entrance, or a sidewalk leading to a building entrance.

p.    Parking lot layout should minimize the need for pedestrians to cross parking aisles and landscape areas to reach destination points.

q.    Where adjacent parking areas are connected, design should provide for coordinated circulation and aisle alignments to reduce vehicular conflicts at points of connection.

r.    Use of individual wheel blocks should be avoided.

s.    Except in parking structures, a minimum vertical clearance of fifteen (15) feet shall be provided for all parking spaces.

t.    All sidewalks located perpendicular to parking stalls shall be a minimum of seven (7) feet in width to accommodate vehicle overhang and to meet handicap accessibility requirements. Two and one-half (2 ½) feet of the sidewalk width may be counted as part of the overall parking space length. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

D.    Slopes

1.    Parking spaces and turnarounds. All parking lot areas used exclusively for parking and turnarounds shall be designed and improved with a grade not exceeding five (5%) slope. Parking spaces for the handicapped shall conform to the slope requirements of Title 24 of the California Code of Regulations and the Americans with Disabilities Act.

2.    Driveways. All driveways within a parking lot used exclusively for ingress and egress or interior parking lot circulation shall be designed and improved with grades not to exceed a ten (10%) percent slope. Driveways providing a means of ingress and egress to a lot upon which is proposed to be located a single family detached dwelling shall not be subject to this requirement.

E.    Drainage. Parking areas, aisles and access drives shall be graded and drained to dispose of surface water without damage to private or public properties, streets or alleys. All parking and circulation areas shall be designed with an adequate drainage system and improvements shall consists of appropriate devices as specified by the City Engineer.

F.    Surface. All parking areas, aisles, and access drives shall be paved as follows, unless alternate materials are approved by the City Engineer:

1.    Residential areas. A minimum of two inches (2") of asphalt on four inches (4") of compacted base, or four inches (4") of concrete;

2.    Commercial and Industrial Areas. A minimum of three (3") inches asphalt on four (4) inches of compacted base unless otherwise required by City Engineer based on soil studies.

G.    Striping. Parking lots shall be completely striped, indicating individual parking spaces and traffic lanes as provided in a striping/parking plan submitted to and approved by the City. Except for parallel parking, the striping of all other parking spaces shall be either single line or double line. All parallel parking spaces shall be striped with single lines. Handicapped spaces shall be striped, marked and signed in accordance with Title 24 of the California Code of Regulations.

H.    Landscaping (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

1.    The following landscaping requirements shall apply to all off-street parking areas for residential and commercial zones and uses, and for public/institutional uses consistent with these zones. For industrial zones and for public/institutional uses consistent with these zones, the following landscaping requirements shall apply to off-street parking areas which are visible from arterial streets, freeways, and less-intensive land use districts. For parking lots in industrial areas which are not visible to the general public from arterial streets, freeways, or less-intensive land use districts, the requirement for parking lot landscaping may be reduced or waived by the reviewing authority.

2.    Interior.

a.    Landscaping shall be provided within parking areas so that at least five (5) percent of the surface area of the parking lot is landscaped (excluding perimeter and front setback landscaping). Landscaping should be dispersed throughout the parking lot in order to provide shade throughout the lot.

b.    Required interior landscaping may be provided as approved by the reviewing authority, but must include the following measures:

(i)    One (1) canopy tree per four (4) parking stalls (or eight parking stalls when two rows of four share a common frontage);

(ii)    A minimum fifty (50) percent of the parking lot trees shall be a minimum two (2) inch caliper in a 24-inch box size or larger container. A minimum twenty (20) percent of the parking lot trees shall be a minimum two and one half (2½) inch caliper in a 36-inch box size or larger container. (Zoning Ordinance Amendment 95-1 adopted by City Council June 14, 1995.)

(iii)    Landscape planters shall be a minimum of six (6) feet in width (inside dimension), except that tree wells located between parking rows and spaces may be a minimum of four feet in width (inside dimension). All landscaping and planting within paved areas shall be contained within raised planters surrounded by six (6) inch concrete curbs. (Zoning Ordinance Amendment 95-1 adopted by City Council June 14, 1995.)

(iv)    Bumper blocks or curbs shall be placed a minimum of thirty (30) inches away from the trunk of any tree.

(v)    Landscape islands a minimum ten (10) feet in width with minimum aisle turning radii of ten (10) feet shall be provided at the end of all parking rows, except where parking rows directly abut buildings, sidewalks, walls or similar features.

(vi)    For parking rows containing fifteen (15) or more spaces, one (1) landscape island within the interior of the parking row shall be provided per fifteen (15) parking spaces in addition to the required row end landscape islands.

(vii)    Landscape islands shall not extend closer than three (3) feet from the aisle end of the adjacent parking space(s).

(viii)    All landscape islands shall be designed with a six (6) inch curb and an additional paved strip to provide a minimum one (1) foot wide paved landing area where abutting the side of parking stalls. Paved areas shall not be counted toward fulfilling landscape requirements or meeting minimum width requirements specified in subsection (H)(3) of this Section. (Zoning Ordinance Amendment 95-1 adopted by City Council June 14, 1995.)

(ix)    All landscape islands shall be designed with a minimum two and a half (2 1/2) foot area free from vegetation where the front of a vehicle may overhang the island. Overhang area should be surfaced with non-living landscape material such as bark, gravel or rock. Two and a half (2 1/2) feet of the overhang area may be counted as part of the overall parking space length.

c.    For projects requiring twenty (20) or fewer parking spaces on site, the required width of required landscape islands may be reduced to four (4) feet, and the requirement for landscape islands within the interior of the parking row may be waived, subject to a determination by the reviewing authority that an equivalent amount of overall site and parking lot landscaping is provided and that the parking lot is provided with a reasonable amount of shade.

3.    Adjacent to vacant property. Landscaping along a property line adjacent to an abutting property that has no entitlement application on file for development is required to be defined by use of a six inch concrete curb or a block wall or six inch concrete mowing strip or a combination thereof.

4.    Adjacent to streets. Where parking areas are located adjacent to a street, vehicles shall be screened to a height of at least three (3) feet by means of landscaping, low-profile walls, berms, lowering of the grade of the parking area relative to the street, or a combination thereof.

5.    Irrigation. All portions of a parking lot devoted to landscaping shall be provided with a permanent automatic irrigation system designed for water conservation.

I.    Fire Lanes. All Fire Lanes shall be identified through signs or pavement markings for “NO PARKING” in accordance with Fire Department Specifications.

J.    Maintenance. All parking facilities shall be maintained in good condition in accordance with the provisions of Chapter 17.87 PMC. The maintenance thereof may include, but shall not be limited to the repaving, oiling and striping of a parking area and the repair, restoration and/or replacement of any parking area design features when deemed necessary by the Director of Planning to insure the health, safety and welfare of the general public.

K.    Tandem parking. Except where specifically allowed herein, required parking spaces shall not be in tandem. All parking spaces shall be free of obstructions and parking shall be accomplished in a continuous forward movement.

L.    Screening of parking lots (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

1.    In residential and commercial zones and for public/institutional uses consistent with these zones, parking lots abutting a street or a less intensive land use district shall be designed to avoid headlight glare and to minimize the visual effect of large paved areas. Screening requirements may be established by the reviewing authority and may include but are not limited to use of landscaped berms, changes in grade, a decorative wall not to exceed three (3) feet in height, or a combination thereof.

2.    In industrial zones and for public/institutional uses consistent with these zones, parking lots adjacent to arterial streets, freeways, or less-intensive land use districts shall be designed to provide adequate screening, as set forth in subsection (L)(1) of this Section. For parking lots which are not visible to the general public from arterial streets, freeways, or less intensive land use districts, the requirement for parking lot screening may be reduced or waived by the reviewing authority.

17.87.060 Shared Parking

A.    Requirements. Shared parking facilities may be considered only if the following requirements are met:

1.    The uses that propose to share parking generate their parking needs primarily at different times and will cooperatively establish and operate shared parking facilities.

2.    The applicant has provided substantial evidence and documentation (including a description of all uses and operating characteristics) that a sufficient number of spaces are being provided to meet the parking demand of all participating uses at any given time of the day, week, or year.

3.    All shared parking spaces shall be located so as to be reasonably accessible to the uses they serve, and shall not be separated from such uses by any street, unless otherwise approved by the reviewing authority.

4.    Reasonable pedestrian connection shall be provided from any shared parking spaces to all the uses that they are proposed to serve.

5.    Covenants, conditions and restrictions (CC&R’s), deed restrictions, or other agreements as may be required by the reviewing authority are executed and recorded ensuring that required parking is provided and that the uses and operating characteristics of all participating uses are maintained.

B.    Review process. Requests for shared parking shall be considered as follows:

1.    Existing development. Where the request involves an existing development, an application shall be filed pursuant to PMC 17.23.040, Minor Modification to Approved Plans.

2.    New development. Where the shared parking is being proposed as part of a Site Plan Review or Conditional Use Permit application, the request shall be processed concurrently with said applications.

C.    Additional requirements. Nothing in this Section shall preclude the reviewing authority from placing additional conditions to protect the health, safety and welfare of the residents of the City or to establish the number or percentage of off-street parking to be shared.

D.    Any entertainment use which utilizes parking lot locations, such as street hockey or remote control vehicle racing, may be considered only if the following requirements are met:

1.    The use is permitted in the zone in which the parking lot is located.

2.    The requirements set forth in PMC 17.87.060(A) through (C) are met, and necessary parking is not diminished.

3.    Sanitary facilities are provided or are available for the use.

4.    The use is located so as not to impact adjacent uses by virtue of noise, dust or litter.

5.    No special lighting is erected for the use.

6.    No amplified sound systems are utilized.

17.87.070 through 17.87.190 Reserved

17.87.200 Loading Zone Standards

Every use, building or structure shall have permanently maintained off-street loading and unloading spaces as follows:

A.    Number of loading spaces required

All off-street loading facilities shall have the number of spaces required per building based on proposed or projected use or uses as specified in the following standards, except as they may be modified by the reviewing authority pursuant to Division 23, Variances and Minor Exceptions.

 

USE

FLOOR ARE

(SQ. FT.)

BERTHS

REQUIRED

Restaurants and other eating and drinking places

 

less than 4,000

4,000 to 20,000

20,001 to 50,000

(each additional 50,000)

0

1

2

1

 

 

 

Administrative office, medical, professional office, personal and financial services
Hotels, motels, Hospital and sanitariums, Commercial, Recreational

less than 10,000

10,000 to 100,000

100,001 to 200,000

(each additional 100,000)

0

1

2

1

 

 

 

Warehouses, storage facilities, Manufacturing other industrial uses and retail

less than 5,000

5,000 to 30,000

30,001 to 80,000

80,001 to 150,000

(each additional 100,000)

0

1

2

3

1

The number of loading spaces shall be computed as follows:

1.    A fraction of a space greater than one-half (1/2) shall be counted as a whole space.

2.    In the case of mixed uses, the total number of required loading spaces shall be the sum of the requirements for the various uses proposed for each building.

3.    Requirements for uses not specifically listed herein shall be based upon the requirements for comparable uses listed and upon the particular characteristics of the use as determined by the Director of Planning.

4.    No area may be utilized and counted both as a required parking space and a required loading berth space.

5.    No part of an alley or street shall be used for loading except areas designated by the City for loading.

B.    Location (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

1.    Required loading facilities shall be located on the same site as the use requiring such facilities.

2.    No required loading facilities shall be located in any required setback areas.

3.    Loading areas and docks shall be permitted only in rear and side lot areas, and shall be located behind the main structure where feasible so as to be screened from public rights-of-way by the building placement.

4.    For buildings abutting the freeway, loading areas should be located on the side of the building away from on-coming travel lanes.

5.    Passenger loading spaces shall be located so that passengers need not cross drive aisles to walk from the loading space to the building entryway.

C.    Size.

1.    All off-street loading facilities shall comply with the following minimum dimensions, except that passenger loading spaces shall be at least ten (10) feet by twenty (20) feet: (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997 and Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

 

USE

BERTH

WIDTH

BERTH

LENGTH

CLEARANCE

TURNING

RADIUS*

Industrial uses
Warehouses

12'

50'

15'

45'

 

 

 

 

 

Office commercial

Retail commercial

Restaurants

11'

30'

15'

32'

* Outside turning radius of the vehicles. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

D.    Design standards (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

1.    Loading spaces shall be located and designed so that trucks shall not back into a public street or alley nor shall a loading area be designed to require the use of a public right-of-way for access to a loading dock.

2.    Sufficient space for turning and maneuvering loading vehicles shall be provided on the site.

3.    Loading doors should not open toward public streets; when these features must face a street due to prevailing winds or site constraints, they must be screened.

4.    Vertical clearance of all access aisles or drives to loading areas shall not be less than fourteen (14) feet above finished surface.

5.    Loading areas in commercial, office, and public/institutional uses compatible with residential or commercial zones shall be screened from view by architectural means, which may include a screen wall architecturally consistent with the building design. Screen walls may be required to be softened with landscaping, where appropriate. A lowered grade for loading docks, where practical, can minimize views while avoiding tall walls.

6.    Loading areas in industrial zones and public/institutional zones compatible with industrial zones should be screened from arterial streets, freeways, and less-intensive use districts, as set forth in subsection (D)(5) of this Section. Loading should be located at the rear of the site, and should be offset from driveway openings where feasible.

7.    Loading areas should be paved with a minimum of four (4) inches of asphalt over six (6) inches of base material, or as otherwise approved by the City Engineer.

8.    Hardware for rolling doors should be placed on the inside of the building.

17.87.210 Bicycle Parking Facilities

All non-residential developments containing twenty or more automobile parking spaces shall be required to provide bicycle parking facilities in conformance to this Section:

A.    Number of spaces. Every non-residential development containing over twenty parking spaces shall provide a minimum of two bicycle rack spaces for the first fifty parking spaces, and one additional bicycle rack space for each additional fifty parking spaces. Fractional requirements of .5 or greater shall be considered as a full bicycle rack space.

In no case shall the number of bicycle racks accommodate less than 4 bicycles for the first 50,000 square feet of non-residential development, and 1 bicycle per each additional 50,000 square feet of non-residential development.

B.    Location. Bicycle racks shall be located in such a manner as not to interfere with pedestrian or vehicular traffic and shall be conveniently placed near front and employee entrances. Location of bicycle racks should provide for surveillance of the area from the primary building parking and pedestrian access areas, to provide for security of the bicycle parking area. (Zoning Ordinance Amendment 97-5, adopted by City Council July 9, 1997.)

C.    Access. Safe and convenient access shall be provided from the external circulation system to the bicycle parking facilities on-site.

D.    Bicycle racks. The required bicycle rack spaces shall consist of a rack or other secure device for storing and protecting bicycles from theft.

17.87.220 Modification to Parking and Loading Requirements

A.    Minor reductions in the number of required parking spaces or reconfigurations of parking lots to meet requirements of the Americans with Disabilities Act may be granted through approval of a Minor Exception, pursuant to PMC 17.23.030(B).

B.    Any deviation from the requirements of this Chapter not specifically authorized as a Minor Exception shall be deemed a Variance and may be approved pursuant to PMC 17.23.030(D).