Chapter 18.140 OFF-STREET PARKING AND LOADING*

Chapter 18.140
OFF-STREET PARKING AND LOADING*

Sections:

18.140.010 General regulations.

18.140.020 Design standards—Parking areas.

18.140.030 Schedule of parking requirements.

18.140.040 Loading requirements—General.

18.140.050 Exceptions.

* Prior ordinance history: Ords. 977, 1028, 1036, 1148, 1159, 1160, 1161, 1192, 1217, 1319, 1350 and 1351.

18.140.010 General regulations.

The off-street parking and loading provisions of this title shall apply as follows:

A. For all buildings and structures erected and all uses of land established after the effective date of the ordinance codified in this title, accessory parking and loading facilities shall be provided in accordance with the regulations of the district in which such buildings or uses are located, unless otherwise permitted pursuant to Chapter 18.120 or other ordinance affecting parking requirements in the City; provided, that in the event a building permit has been issued prior to the effective date of the ordinance codified in this title; and provided, that construction is begun within one hundred twenty days of such effective date and diligently prosecuted to completion, parking and loading facilities need not be provided as required in this title.

B. When the intensity of use of any building, structure or premises is increased through the addition of dwelling units, gross floor area, seating capacity or other units of measurement specified in this chapter for required parking or loading facilities, such parking and loading facilities, as required in this chapter, shall be provided for the increase in intensity of use, unless otherwise permitted pursuant to Chapter 18.120 or other ordinance affecting parking requirements in the City.

C. Additions to Residential Structures. Additions to existing residential structures may be made without complying with parking provisions specified in the schedule of parking requirements; provided, that:

1. The addition does not create any additional dwelling units, or that the addition does not require additional parking spaces;

2. The existing number of parking spaces is not decreased.

D. Whenever the existing use of a building or structure shall hereinafter be changed to a new use, parking or loading facilities shall be provided as required for such new use, unless otherwise permitted pursuant to Chapter 18.120 or other ordinance affecting parking requirements in the City.

E. Existing Parking and Loading Facilities. Accessory off-street parking or loading facilities which are located on the same site as the building or use served and which were in existence on the effective date of the ordinance codified in this title shall not hereafter be reduced below, or if already less than, shall not further be reduced below the requirements of this title for such building or use.

F. Any application for a building permit shall include therewith a plot plan, drawn to scale and fully dimensioned, showing any parking or loading facilities to be provided in compliance with this title. (Ord. 1374 § 1 (part), 2006)

18.140.020 Design standards—Parking areas.

A. Size.

1. A required off-street parking space shall not be less than eight feet, six inches in width by eighteen feet in length, exclusive of access drives or aisles, ramps, columns, posts or other uses of space.

a. Such spaces shall have a minimum vertical clearance of not less than seven feet.

b. For ninety-degree parking, the minimum clear backup distance shall be twenty-four feet.

c. For sixty-degree parking, the minimum clear backup distance shall be eighteen feet.

d. For forty-five-degree parking, the minimum clear backup distance shall be thirteen feet.

e. For thirty-degree parking, the minimum clear backup distance shall be eleven feet.

f. For parallel parking, the minimum clear backup distance shall be twelve feet.

g. Parking areas and driveways shall be constructed over an adequate engineered base.

h. Space for turning around shall be provided for parking areas of four or more spaces, so that no cars need to back into a street.

i. The minimum width of a driveway serving one to two residences shall be no less than eight feet total width, with a minimum clearance of ten feet. Maximum width is twenty feet.

j. The minimum width of a driveway serving three to seven residential unit is (1) a one-day driveway shall be no less than eight feet in width, with a minimum clearance of ten feet, or (2) a two-way driveway shall be no less than fourteen feet in width; maximum width shall be no more than thirty-three feet.

k. The minimum width of a driveway serving eleven or more residential or commercial uses is (1) a one-way driveway shall be no less than ten feet in width, with a maximum width of twenty feet, or (2) a two-way driveway shall be no less than twenty feet in width; maximum width shall be no more than thirty-three feet.

2. The following standards shall apply to residential covered parking:

a. A garage or carport containing one parking space shall have an inside dimension of not less than ten feet in width by twenty feet in length.

b. A garage or carport containing two parking spaces shall have an inside dimension of not less than twenty feet in width by twenty feet in length.

c. A garage or carport containing three or more spaces shall have an inside dimension of not less than nine feet in width by nineteen feet in length per space.

d. If an existing garage or carport legally constructed with a building permit (as verified by Building Department records) is under sixteen feet wide, it is considered physically unsuitable for two cars. Such a garage may be increased in width to as near to twenty feet as possible by expanding an exterior wall or be reduced down to an interior dimension of ten feet wide by twenty feet in length by an addition of stairs, washer/dryer, water heater, storage space, or other similar facility, leaving room to park one car. This principal also applies to a two-car garage over twenty feet by twenty feet in size. Items may be added outside the required twenty feet by twenty feet area only. A garage door opening of at least eight feet, six inches per parking space shall be provided. The interior width only may be reduced down from sixteen feet or less to a minimum of ten feet. An exterior wall shall not be moved inward (i.e., the exterior appearance of the garage shall not change).

e. Stairs may encroach in the parking area of a legal or legally nonconforming garage; provided, that the front end of the average automobile can fit under the stair projection. As a guideline, the bottom of the stairwell (including exterior finish) should be at least five feet above the garage floor.

f. If the depth of a one- or two-car garage exceeds twenty feet, the area beyond twenty feet may be utilized for storage, washer/dryer, water heater, furnace/air conditioning, stairs or other similar facility. A wall may be moved into the garage; provided, that no obstruction occurs within the twenty-foot depth.

B. Lighting. Any lighting used to illuminate off-street parking areas shall be directed away from residential properties in such a way as to not create a nuisance.

C. Screening and Landscaping. All open automobile parking areas containing more than four parking spaces shall be effectively screened on each side adjoining or fronting on any property situated in a residential district or any institutional premises by a wall, fence or densely planted, compact hedge not less than four feet nor more than six feet in height. Such required screening shall conform with the front and side yard setback requirements of the district in which the parking is located.

D. Stormwater Reduction Techniques. Parking lots shall incorporate stormwater pollution reduction techniques. Stormwater pollution reduction techniques may include, but are not limited to, the following:

1. Use of alternative pavers;

2. Disconnection of paved surfaces via landscaping;

3. Incorporation of pedestrian pathways;

4. Drainage directed towards swales and landscaping;

5. Utilization of permeable pavement materials;

6. Storm drain filters.

E. Bicycle Parking. New developments with fifty or more parking spaces shall provide bicycle parking spaces equal to a minimum of ten percent of the required vehicles spaces.

F. Motorcycle Parking. Motorcycle spaces should have a minimum dimension of four feet by seven feet.

G. Planning Staff, the Zoning Administrator or Planning Commission may grant minor exceptions design standards in conjunction with approvals. (Ord. 1374 § 1 (part), 2006)

18.140.030 Schedule of parking requirements.

A. When determination of the number of off-street parking spaces required by this chapter results in a requirement of a fractional space, any fraction of one-half or less may be disregarded while a fraction in excess of one-half shall be counted as one parking space.

B. Parking requirements shall be met in accordance with the parking tables designated in Table 18.140.040, unless otherwise permitted pursuant to Chapter 18.120 or other ordinance affecting parking requirements in the City.

C. Up to fifty percent of the required parking for commercial uses may be met with tandem parking for employees.

D. Parking lots with fifty or more parking spaces may provide five percent of required parking spaces with motorcycle parking.


Table 18.140.030 TABLE OF PARKING REQUIREMENTS
Use and Additional Provisions	Spaces	Unit of Measure
AUTO REPAIR:
0—7,500 s.f. building gross floor area	5 + 1 open	200 s.f. of GFA*
7,501—10,000 s.f. building gross floor area	5 + 1 open	250 s.f. of GFA
10,001 s.f. or greater building gross floor area	5 + 1 open	300 s.f. of GFA
Office portion	1 open	300 s.f. of GFA
(Not more than 50% of the spaces required for the portion of the building used for repair may be provided in tandem.)
HOSPITALS AND CONVALESCENT CARE FACILITIES:	3.5 open	Per bed
INDUSTRIAL USES:
Manufacturing, assembly and warehousing	1 open	1,500 s.f. of GFA of industrial/warehousing area
Manufacturing, assembly and warehousing	1 open	300 s.f. of GFA of office
Research and development
Manufacturing and assembly	1 open	600 s.f. of GFA
Office	1 open	300 s.f. of GFA
Warehousing	1 open	1,500 s.f. of GFA
Laboratories	1 open	800 s.f. of GFA
(Minimum 10% of building GFA shall be considered office.)
OFFICES:
Executive, professional and general	1 open	300 s.f. of GFA
Medical office and clinics	3.5 open	1,000 s.f. of GFA
PERSONAL SERVICE:	1 open	300 s.f. of GFA
PUBLIC ASSEMBLY:
Churches, theaters, indoor sports arenas, school auditoriums, assembly halls, community centers, mortuaries, funeral homes, lodge halls, dancehalls, wedding chapels and similar places of public assembly.	1 open	4 fixed seats or 30 s.f. of assembly areas where there are no fixed seats.
PUBLIC UTILITIES:	1 open	5,000 s.f. of GFA
RESIDENTIAL USES:
Group residential facility	1 open	Per dwelling unit plus 1 for every 10 units. (Half of all spaces shall be covered.)
Existing one-family dwelling with 1 covered parking space	1 covered	Dwelling unit. Reconstruction or modification subject to Architectural Review for modifications other than accepted design standards.
Existing one-family dwelling with 2 covered parking spaces	2 covered	Dwelling unit. Reconstruction or modification subject to Architectural Review for modifications other than accepted design standards.
Hotels	1 open	Hotel unit
Instructional facilities	1 open	200 s.f. of public area
Motels	1 open	Motel unit
Multifamily dwellings	1 covered + 1/2 open**	Studio D.U.
	1 covered + 1 open**	1 bedroom, D.U.
	1 covered + 1 open**	2 bedroom, D.U.
	1 covered + 1-1/2 open**	3 bedroom, D.U. or more
	Moderate and below moderate studio housing units within the CR district may provide a 0.75 space; Moderate and below moderate 1- and 2-bedroom housing units within the CR district may provide 1 space; Moderate and below moderate 3-bedroom housing units within the CR district may provide 2 spaces.
New one-family dwelling	2 covered	Dwelling unit
Two-family dwelling	2 covered	Dwelling unit
RESTAURANT:
Fast-food establishments	10 open + 1 open	For each 100 s.f. in excess of 150 s.f. of GFA
Restaurants and bars	1 open	125 s.f. of public area (eating, drinking and waiting areas)
Restaurants and bars	1 open	300 s.f. of GFA of service or nonpublic area
RETAIL STORE:	1 open	300 s.f. of GFA 500 s.f. of GFA if located within the CR district***
OTHER:	As specified by the Planning Commission or Zoning Administrator as appropriate in conjunction with other discretionary decisions.
* GFA equals gross floor area. A minimum of one-half space per dwelling unit shall be designated and maintained for guest parking within the required parking standards. * All permitted uses within the CR District shall not be subject to the above parking requirements and shall be required to maintain a minimum of 1 parking space for every 500 s.f. of GFA.

(Ord. 1374 § 1 (part), 2006)

18.140.040 Loading requirements—General.

A. Location. All required loading berths shall be located on the same site as the use served. No loading berth for vehicles over two-ton capacity shall be closer than fifty feet to any property in a residential district unless completely enclosed by building walls, or a uniformly solid fence or wall, or any combination thereof, not less than six feet in height. No permitted or required loading berth shall be located within twenty-five feet of the nearest point of any street intersection.

B. Size. Unless otherwise specified, a required loading berth shall be at least ten feet in width by at least twenty-five feet in length, exclusive of aisle and maneuvering space, and shall have vertical clearance of at least fourteen feet.

C. Access. Each required off-street loading berth shall be designed with appropriate means of vehicular access to a street or alley in a manner which will least interfere with traffic movements.

D. Surfacing. All open off-street loading berths shall be improved with a compacted base, not less than five inches thick, surfaced with not less than three inches of plant-mix asphalt, concrete or some comparable material approved by the City Engineer.

E. Repair and Service. No motor vehicle repair work or service of any kind shall be permitted in conjunction with loading facilities provided in any residential or commercial district. (Ord. 1374 § 1 (part), 2006)

18.140.050 Exceptions.

A. A parking exception to the requirements of Section 18.140.030 of this chapter may be granted using the use permit procedures in Chapter 18.124 of this title, by the Zoning Administrator for the following projects:

1. For properties located within any CS, CP, CR, C-2 or C-4 zoning district for the following:

a. Expansion of an existing building;

b. New development;

c. New residential units in commercial areas;

d. Open parking spaces when covered parking spaces are required for multifamily development;

e. Change in use.

2. Parking Lifts. Interior parking lifts may be used to fulfill parking required under Section 18.150.030 of this chapter upon issuance of a parking exception. Parking lifts visible from the public right-of-way or neighboring properties are prohibited.

3. The conversion of single-family residential garages into living space meeting the following criteria:

a. The residence was constructed prior to 1954 (the 1954 Zoning Code was the first City zoning code to require one parking space for single-family dwellings).

b. The applicant can provide an alternative on-site parking space.

c. There are no negative parking conditions within the neighborhood.

d. The garage dimensions are no more than ten feet by thirty feet.

4. Transit oriented development or development located within a one-third mile of the rail station.

5. Developments which place parking lots behind the building.

6. Developments which utilize underground parking structures.

7. Off-site parking where the common ownership and possession of the site and the site of the parking facilities are reasonably certain to continue and that the off-site parking facilities will be maintained at all times during the life of the proposed use of building.

8. Shared on-site parking.

B. Restaurant Parking Exemptions.*

1. The Planning Commission may grant a parking exemption for restaurants, as defined in Section 18.08.650, using the use permit procedures in Chapter 18.124 of this title, provided all of the following requirements are met:

a. The restaurant exceeds two thousand five hundred square feet.

b. The restaurant is located within the area bounded by the south side of Holly Street, the west side of El Camino Real, the south side of Brittan Avenue and the east side of Walnut Street, as shown on Exhibit A.

c. The restaurant is open for operation during the evenings until at least nine p.m., a minimum of five days per week including one weekend evening.

d. Employees are required to park in permit parking areas of public parking plazas, when such permits are available.

2. The Planning Commission may impose such reasonable conditions or restrictions as they deem necessary to secure the purpose of the title and intent of the ordinance codified in this subsection (B) to encourage a variety of established restaurants with efficient and attractive facades and front and rear parking within the downtown area.

Exhibit A

C. Parking exceptions to accommodate compliance with the Americans with Disabilities Act may be processed administratively by the Planning Staff. (Ord. 1374 § 1 (part), 2006)

*Code reviser’s note: Ordinance 1351, which adds subsection H to Section 18.140.020 (recodified as Section 18.140.050(B) by Ordinance 1374), shall automatically expire in four years, with City Council review of the ordinance two years from its effective date of December 8, 2004. This ordinance shall be of no further force and effect after its expiration or earlier rescission by the City Council.